Loading...
HomeMy WebLinkAboutAgenda Pkt. 5-26-2004 SQpC,E 44'° Cityof Ce Canaveral "° 1;1 ap � Community & Economic Development Department A _ , are ,. 410) CITY OF PLANNING & ZONING BOARD CAPE CANAVERAL AGENDA 111 POLK AVENUE MAY 26, 2004 7:30 P.M. Call to Order Roll Call NEW BUSINESS: 1. Motion Re: Approval of Meeting Minutes May 12, 2004 OLD BUSINESS: 1. Review and Motion to Approve: Revised Site Plan for Puerto Del Rio, Phase III - Stottler, Stagg & Associates, Project Engineers 2. Review and Motion Re: Radisson Fabric Structure - Parking Lot Improvements Site Plan - Bob Baugher, Applicant. DISCUSSION 1. Discussion Re: Mixed Planned Unit Development(s) - Todd Peetz, City Planner. 2. Discussion Re: Encroachments in the Setbacks - Leo Nicholas Pursuant to Section 286.1015, F.S.,the City hereby advises the public that: If a person decides to appeal any decision made by the Planning and Zoning Board with respect to any matter rendered at this meeting, that person will need a record of the proceedings, and for such purpose that person may need to ensure that a verbatim record of the proceedings is made, which record includes the testimony and evidence upon which the appeal is to be based. This notice does not constitute consent by the City for the introduction or admission into evidence of otherwise inadmissible or irrelevant evidence, nor does it authorize challenges or appeals not otherwise allowed by law. This meeting may include the attendance of one or more members of the Cape Canaveral City Council, Board of Adjustment, Code Enforcement and/or Community Appearance Board who may or may not participate in Board discussions held at this public meeting. Persons with disabilities needing assistance to participate in any of these proceedings should contact the City Clerk's office at 868-1221,48 hours in advance of the meeting. 7510 N.Atlantic Avenue • Post Office Box 326 • Cape Canaveral, FL 32920-0326 Telephone: (321) 868-1222 • Fax: (321) 868-1247 www.cityofcapecanaveral.org • email: info@cityofcapecanaveral.org Ye , 44)"4714.-" Nd y4., ',0 iii;.. 1,',t, ',,„A' .. • ..; �\ E �� City of Cape Canaveral .-*"._ i AUtrAc., '-c. I V,/1) ,,<, ;� � � PLANNING & ZONING BOARDV L/ > %` AGENDA 1�,, /� ,' a 111 POLK AVENUE t, MAY 26, 2004 , flOIL / 7:30 P.M. • i Call to Order V ' i�� , Roll Call / ,.:,.; ci \ NEW BUSINESS: ,`p : l� 1. ' Motion Re: Approval of Meeting Minutes May 12, 2004 g1/402.`1 -eview and Motion to Approve: Revised Site Plan for Puerto Del Rio, U Phase III - Stottler, Stagg & Associates, Project Engineers $3) 1.1r 64-vOt.Q.wivii,141. OLD BUSINESS:`t)91� all ICfun ► ,---.-...::-.-%. ..-A= ' - 1. mfr s►y of .tool lands be..e,orre. t 1 'U Review and Motion Re: Radisson Fabric Structure Parking Lot i1 , '' •rovements Site Plan - Bob Baugher, Applicant (Recommend Tabling) J . wditetc Cared s mi. OaticOterCat b ►I . " BION U 1. Discussion Re: Mixed Planned Unit Development(s) - Tod Peetz, City Planner. j�'',t ko \ai f942, (om'(ru 2. Discussion Re: Encroachments in tsshee Setbacks - Leo Nicholas Pursuant to Section 286.1015, F.S.,the City hereby advises the public that: If a person decides to appeal any decision made by the Planning and Zoning Board with respect to any matter rendered at this meeting, that person will need a record of the proceedings,and for such purpose that person may need to ensure •- ;\" "' a verbatim record of the proceedings is made,which record includes the testimony and evidence upo• '1 which the appeal is to be based. This notice does not constitute consent by the City for the introdu. ion or •t admission into evidence of otherwise inadmissible or irrelevant evidence, nor does it authorize ch. lenges or appeals not otherwise allowed by law. This meeting may include the attendance of one or more embers of the Cape Canaveral City Council, Board of Adjustment, Code Enforcement and/or Community A.pearance y Board who may or may not participate in Board discussions held at this public meeting. Person- with disabilities needing assistance to participate in -. - - . ;•••••\\hould contact the Cit Clerk's \ov office at 868-1221,48 hours in advance • e meeting. ,\ 4t3,1noy, P ). p\' ofe , 'k 6.`'"T6/ `D /' 105 Polk Avenue • Post Office Cape Canaver. , - 920-0326 Telephone: (321) 868-1220 • SUNCOM: 982-1220 • FAX (321) 868-1248 wwwmyflorida.com/cape • e-mail: ccapecanaveral@cfl.rr.com PLANNING & ZONING BOARD MEETING MINUTES May 12, 2004 A Regular Meeting of the Planning & Zoning Board was held on May 12, 2004 at the City Hall Annex, 111 Polk Avenue, Cape Canaveral, Florida. Board Chairperson Bea McNeely called the meeting to order at 7:30 p.m. The Secretary called the roll. MEMBERS PRESENT Bea McNeely Chairperson John Fredrickson Andrea Shea King Walter Schoenfeld 1st Alternate Dennis Jenkins 2nd Alternate MEMBERS ABSENT Leo Nicholas Vice Chairperson Lamar Russell OTHERS PRESENT Duree Alexander Acting Board Secretary Todd Peetz City Planner Anthony Garganese City Attorney Rocky Randels Mayor Robert Hoog Vice Mayor NEW BUSINESS: 1. Approval of Meeting Minutes: April 28, 2004 Motion by Dr. Fredrickson, seconded by Mr. Schoenfeld to approve the meeting minutes of April 28, 2004, as submitted. Vote on the motion carried unanimously. 2. Review and Motion Re: Country Inn & Suites Site Plan, Township 24,Range 37 Section 15, Tracts A & B—Neil Weber, Applicant Todd Peetz addressed the board and explained this was a request to build a one hundred and fifty-four (154) room hotel. The current zoning was C-1, Commercial Zoning District. They have provided three hundred and four (304) parking spaces with an out parcel restaurant, but have sufficient parking for both. A traffic concurrency report was completed and reviewed with no problems. This parcel has no endangered species and sufficient water and sewage capabilities. This is a commercial piece of property with no population impacts. Neil Weber, Architect-Project Manger addressed the board and stated the Country Suites was a upper middle class hotel with limited services and no conference facilities, which could serve up to five hundred (500) people. He also stated the hotel would have a Florida style building with a stucco type exterior. tk Planning & Zoning Board Meeting Minutes May 12, 2004 Page 2 Chairperson McNeely addressed concerns regarding traffic flow on site and traffic ingress and egress. Mr. Weber stated that they had worked with the Department of Transportation and had met all requirements for ingress and egress of the property. There was discussion regarding the on site flow of traffic and Chairperson McNeely requested that the traffic flow arrows be painted on the asphalt. Mr. Weber stated that if staff feels that is a positive step they would comply. There was a brief discussion regarding the landscaping and Mr. Weber stated they would work with staff regarding the type and placement of vegetation. A motion was made by Ms. Shea-King to accept the site plan with the condition that adequate traffic markings be delineated on the surface of the parking lot. Dr. Fredrickson seconded the motion. Vote on the motion carried unanimously. 3. Review and Motion Re: Sunrise Villas Town homes Final Plat, Township 24, Range 37, Section 14, Parcel 507—James E. Morgan, Applicant. Todd Peetz informed the Board that this was a final replat to create three new lots out of one. The applicant is replatting and has built three (3) residential units. The subject property itself is still under construction nearing completion. Mr. Morgan provided the address of site and stated that the easements and utilities met all City Codes. A motion was made by Dr. Fredrickson to approve the final plat. Ms. Shea-King seconded the motion. Vote on the motion carried unanimously. 4. Review and Recommend Re: Recommend to City Council Planning Board Procedures Supplementing the Uniform Board Rules and Procedures adopted by City Council pursuant to Section 2-171. Chairperson McNeely referred to page (1), Section (2), (1), Regular Meeting and stated that the Board had discussed this section and as part of the meeting times they wanted added at the end of the sentence "shall hold regular meetings at 7:30 pm on the second and fourth Wednesday of each month of the year" would end at 10:00 pm unless a majority vote wanted to extend the time. Mr. Garganese agreed to add this request. Chairperson McNeely referred to Page (2), item number (3), ex-officio members being appointed by the City Council to this Board and ex-officio members from this Board being appointed the Board of Adjustment. Mr. Garganese stated that it was discussed and agreed that this section would be removed and would be brought to City Council to adopt in an Ordinance. Planning & Zoning Board Meeting Minutes May12, 2004 Page 3 There was discussion by the Board regarding placing items on the agenda. It was suggested that the items be submitted a week and a day before the meeting. The Board agreed not to make any changes in this section. A motion was made by Dr. Fredrickson to approve Resolution 2004-1. Ms. Shea-King seconded the motion. Vote on the motion carried unanimously. OLD BUSINESS: 1. Review and Motion Re: Radisson Fabric Structure, Parking Lot Improvements Site Plan—Bob Baugher, Applicant(Recommend Tabling) Chairperson McNeely stated that this item has been recommended for tabling. Todd Peetz explained that there was a misunderstanding regarding the previous meeting dates, however, Mr. Baugher was in attendance and would like to provide an over view. Mr. Baugher stated that this revision of the site plan happened because they completed the resurfacing of the old parking lot. There was also a seating issue that Mr. Morley brought up with the capacity of the tent. They have expanded what was submitted in the first site plan with the same landscaping plan too include island throughout the parking lot. The parking lot was brought up to City Code, which left the retention the same and installed all new lighting throughout the lot. Bob stated that the City had requested that he install a sidewalk that was not on the site plan, however he has agreed to comply within thirty (30) days, when the development to the West of his property installs their sidewalk. A motion was made by Ms. King to table the item to the May 26, 2004 meeting. Dr. Fredrickson seconded the motion. Vote on the motion carried unanimously. DISCUSSION 1. Discussion Re: Mixed Planned Unit Development(s)—Todd Peetz, City Planner. Todd Peetz presented a slide presentation regarding mix use of residential and commercial development in other areas such as Downtown Winter Park, Celebration, Baldwin Park. He stated that the mix use worked well together in other Cities. He stated is could be accomplished by placing residential over commercial. He pointed out that these developments provided pedestrian focal points such as landscaping, play grounds, water fountains and many natural amenities. Martin Greene, Developer addressed the Board and regarding potential sites within the City of Cape Canaveral to develop mix use. There was discussion regarding changing the Ordinance to allow the mixed use, the underling architectural theme of the project and the impact on the surrounding areas. Planning & Zoning Board Meeting Minutes May 12, 2004 Page 4 Todd Peetz suggested that he present a brief over view at the next Planning and Zoning meeting so that all the Board members could provide feedback regarding the proposal. The board agreed. There being no further business for the Board to consider the meeting was adjourned at 8:57 p.m. Bea McNeely, Chairperson Duree Alexander, Acting Secretary CL) o - Iu. Section 110-538. encroachments. Every part of every required setback shall be open and unobstructed from the ground to the sky, except as follows or as otherwise permitted in this chapter: (1) Sills or belt courses may project not over 18 inches into a required setback. (2) Movable awnings may project not over three feet into a required setback. (3) Chimneys, fireplaces or pilasters may project not over two feet into a required setback. (4) Fire escapes, stairways and balconies which are unroofed and unenclosed may project not over five feet into a required rear setback or not over three feet into a side setback and shall not project into a required front setback of a multiple dwelling, hotel or motel. (5) Hoods, canopies or marquees may project riot over three feet into a required setback. 01- Wictaeol t 6u i ld i raj, (6) fences, walls and hedges shall be permitted in the required setback, subject to this chapter. (7) parking may be located in a required front or rear setback for single- family and two-family dwellings. (8) In the commercial and industrial zoning districts, with the exception of any property abutting State highway Al A and located north of the existing centerline of Central Boulevard, required offstreet parking spaces may be permitted within ten feet of the front lot line. parking may be permitted on a required side setback on a corner lot in the commercial zoning district. (9) No required setback or landscape buffer shall be used for any parking space or backout area, except as specified in subsections (7), (8) and (11) of this section. (10) Open, enclosed porches, platforms or paved terraces not covered by a roof or a canopy and which do not extend above the level of the first floor of the building may extend or project into the required setback. (11) Primary parking may be located in a required front setback for multiple-family dwellings. (12) Signs for on-site advertising shall be in conformance with chapter 94 pertaining to signs. (13) Roof overhangs (eaves) may project not over two feet into a http://www.myflorida.com/cape/CapeCode/110-538.htm 5/19/200 ISS Y' required setback. (14) Air conditioner units may project not over five feet into a required rear setback. Secs. 110-539--110-550. Reserved. DIVISION 6. VEHICLES AND vesselS* Home --- Contents --- Index Zr http://www.myflorida.com/cape/CapeCode/110-538.htm 5/19/2004 i Section 110-538. encroachments. Every part of every required setback shall be open and unobstructed from the ground to the sky, except as follows or as otherwise permitted in this chapter: (1) Sills or belt courses may project not over 18 inches into a required setback. (2) Movable awnings may project not over three feet into a required setback. (3) Chimneys, fireplaces or pilasters may project not over two feet into a required setback. (4) Fire escapes, stairways and balconies which are unroofed and unenclosed may project not over five feet into a required rear setback or not over three feet into a side setback and shall not project into a required front setback of a multiple dwelling, hotel or motel. (5) Hoods, canopies or marquees may project not over three feet into a required setback. (6) fences, walls and hedges shall be permitted in the required setback, subject to this chapter. (7) parking may be located in a required front or rear setback for single- family and two-family dwellings. (8) In the commercial and industrial zoning districts, with the exception of any property abutting State highway Al A and located north of the existing centerline of Central Boulevard, required offstreet parking spaces may be permitted within ten feet of the front lot line. parking may be permitted on a required side setback on a corner lot in the commercial zoning district. (9) No required setback or landscape buffer shall be used for any parking space or backout area, except as specified in subsections (7), (8) and (11) of this section. (10) Open, enclosed porches, platforms or paved terraces not covered by a roof or a canopy and which do not extend above the level of the first floor of the building may extend or project into the required setback. (11) Primary parking may be located in a required front setback for multiple-family dwellings. (12) Signs for on-site advertising shall be in conformance with chapter 94 pertaining to signs. (13) Roof overhangs (eaves) may project not over two feet into a http://www.myflorida.com/cape/CapeCode/110-538.htm 5/19/200 - --o- - - - / required setback. (14) Air conditioner units may project not over five feet into a required rear setback. Secs. 110-539--110-550. Reserved. DIVISION 6. VEHICLES AND vessels* Home --- Contents --- Index http://www.myflorida.com/cape/CapeCode/110-538.htm 5/19/2004 Memorandum To: Planning & Zoning Board Members From: Todd Peetz, City Planner Cc: Todd Morley, Building Official Bennett Boucher, City Manager Date: May 4, 2004 Subject: Mixed Residential and Commercial Developments, a.k.a., MPUD—Mixed Planned Unit Developments In February, the City Council was approached to consider a new type of development in the City that would allow a mix of commercial and residential as part of the same project. Part of this approval was to allow the City Planner to work with the applicant to develop the mixed use concept at the developer's cost. What I proposed to do at this meeting is outline different components of mixed use concepts or Mixed Planned Unit Developments (MPUD). I have attached how some other communities have done mixed developments and I will provide photos at the meeting, hopefully more of a slide show if possible. The purpose of this discussion is to evaluate some of the nuts and bolts of the MPUD. From which (if acceptable)I would prepare proposed ordinance language. So there is no misconception, MPUD would be an overlay district. The commercial component would ONLY be allowed in C-1 or C-2 districts. The development's height would be limited to the underlying zoning districts, so 45 feet in R-3, C-1, C-2 and 25 feet in R-2, but No Commercial in R-3 or R-2 zoning districts will be permitted. I stress this only because I don't want people to think this could be used as a method to put commercial on the beach or river, commercial will not be permitted. I look forward to presenting this for discussion purposes. If you have questions, feel free to contact me at 407-629-8880. er. 0,M t 04- ° 4.6 41V 'ICv r f ti t r ca 141-4 MPUD Mixed Planned Unit Development (GENERAL CONCEPTS) • Buildings within MPUD can have residential stacked on commercial, all residential or all commercial (Underlying zoning will determine if commercial is permitted) • Must be developed with an architectural theme to be carried throughout the project. • Commercial aspects of the MPUD need to have an underlying zoning in C-1 or C- 2 zoning districts • Residential R2 & R3 can be part of the design project but are prohibited from commercial uses. • M1 and R1 zones are prohibited from MPUD classification • Height of 45' needs to have an underlying zoning of Cl, C2 or R3 • Height in R-2 is the same as underlying zoning 25' • Mixed commercial/residential development will be a minimum of 3 stories and maximum of 5 stories. • Minimum area is 5 acres. • Adjacent parcels can be used as long as they are under common ownership and common theme can be utilized to achieve the 5 acre minimum. • The percentage of gross floor area (GFA) of commercial versus residential will be used to determine the maximum number of units not to exceed 15 dwelling units per acre. I.e. 10% commercial = 90% residential or 15 x .90 = 13.5 dwelling units per acre. • Floors shall be either entirely residential or commercial. • Maximum building 185' same as the rest of the city • Maximum building coverage 50% • Building separations will be no less than 5 feet or consistent with the fire and building code safety standards. • Setbacks are from external property lines 25' in all directions, 50' from AlA and North Atlantic (as currently required anyway). Internal setbacks will be determined as appropriate and consistent with fire and building code standards. • Roadways, sidewalks and parking areas shall be consistent with City standards. • Environmental standards shall meet all local, regional, state and federal agencies. ,,nragclvi3 Section 10. C-1--Neighborhood Commercial District. (A) DISTRICT AND INTENT. The provisions of this district are intended to apply to an area adjacent to arterial and major collector streets and convenient to major residential areas. The types of uses permitted are intended to serve consumer needs. Lot sizes and other restrictions are intended to reduce conflicts with adjacent residential uses and to minimize the interruption of traffic along thoroughfares. (1) Principal uses and structures. The following uses and structures are permitted for any use or group of uses that are developed, either separately, or as a unit: (a) Retail stores, sales and display rooms, except automotive and similar uses, including places in which goods are produced and sold at retail upon the premises. (b) Personal service establishments such as beauty and barber shops, laundry and dry cleaning pickup stations, tailor shops, and similar uses. (c) Professional offices, studios, clinics (including veterinary clinics when no overnight boarding is provided), laboratories, hospitals, general offices, business schools, child care centers and nursery schools and similar uses. (d) Hotels, motels, congregate living facilities. (1) The minimum living area per hotel, motel unit shall be three hundred (300) square feet. (e) Restaurants. (f) Vocational and trade schools not involving operations of an industrial nature. (g) Banks and financial institutions. (h) Public and private parking lots and parking garages. (i) Residential uses meeting the following conditions: (1) The established land use shall provide for a mixed use of residential/commercial use. (2) Density of development shall be limited to the maximum permitted density under the adopted land use as identified in the Comprehensive Plan. (3) All residential structures shall comply with the minimum setbacks applicable in the R-1 B zoning district for single-family and duplex development and setbacks applicable in the R-2 zoning district for triplexes and for multiple-family residential development. (4) No residential development shall be permitted on a lot or parcel which is contiguous with a four lane collector or arterial street as identified in the Comprehensive Plan unless granted a conditional use pursuant to subsection (3) below. (5) The property proposed for residential use shall not exceed one (1) acre in area unless granted a conditional use by the city council. (j) Church, convent, or parish house. (k) Dry cleaning, laundry and dyeing establishments employing completely selfcontained, sealed and enclosed systems, providing the following provisions are met: (1) Services shall be limited to those provided to individual customers excluding commercial bulk dry cleaning and laundry services. (2) All operations must comply with the city's fire prevention code. CD) http://livepublish.municode.com/6/lpext.dll/Infobase35/1/2368/24af/267d?f=templates&fn=... 5/5/2004 »b., ...� ».�...... 1a cLu1 J • (I) Bed and breakfast. (m) Domestic violence shelter meeting the following conditions: 1. The facility shall be located in a structure that is detached from any other building or use. 2. Twenty-four-hour staff person coverage shall be provided. 3. Maximum occupancy of any facility shall be limited to one (1) person (adult or child) per one hundred fifty (150) square feet of living area. This total shall include any live-in staff person(s). 4. One parking space shall be provided for each five hundred twenty-five (525) square feet of living area. 5. The facility shall conform, to the extent possible, to the type of outward appearance of structures in the general area in which it is located. 6. The facility shall provide a minimum of one thousand five hundred (1,500) square feet of usable open space adjacent to the facility. (n) Brewpub. (o) Indoor recreation health clubs including gyms, indoor pools, racquet centers, aerobic training or workout centers and associated uses and health treatment facilities which are associated with a hospital or clinic where medical treatment and rehabilitation are administered. (2) Accessory uses and structures. (a) Customary accessory uses of one (1) or more of the principal uses clearly incidental to the principal use, in keeping with the neighborhood retail commercial character of the district. (b) A temporary overnight shelter for the homeless shall be permitted as an accessory use to a church or nonprofit agency. (c) Marine facilities. (3) Conditional uses permissible by the city council. (a) Same as for R-2. (b) Commercial recreation structures such as indoor theaters, bowling alleys, indoor batting cages, indoor golf or tennis, pool halls, social dance clubs and similar indoor recreational facilities. (c) Reserved. (d) Residential uses when located on property exceeding one (1) acre in area and/or when located adjacent to a four lane collector or arterial street as designated in the Comprehensive Plan [Also see Article XVIII(21)]. (e) Mini-storage warehouse facilities provided that the project is properly landscaped and screened from the abutting properties. (f) Sale of alcoholic beverages for consumption on premises as per Article XVIII, paragraph (20). (4) Prohibited uses and structures. (a) No outside display of any item(s) shall be permitted on any portion of the property. (b) Manufacturing activities, trucking terminals, storage warehousing and other activities of a http://livepublish.municode.com/6/lpext.dll/Infobase35/1/2368/24af/267d?f=templates&fn=... 5/5/2004 a- - _ rageJoiJ similar nature. (c) All uses not specifically or provisionally permitted herein; any use not in keeping with the neighborhood commercial and/or residential character of the district. (d) Adult entertainment establishments, except where permitted pursuant to Article XVIII(22) below. (e) Automobile sales, automobile service stations and car wash establishments. (f) Homeless shelter facilities. (g) Soup kitchens. (h) Outdoor market. (i) Temporary labor agency. TABLE INSET: (5) Mini- Mini- Mini- Maxi- Mini- Maxi- mum mum mum mum mum mum Lot Lot Lot Lot Living Height Area Width Depth Coverage Area 5,000 50 ft. 100 ft. 50% 300 sq.ft. 40 ft. sq.ft. (6) Minimum yard requirements (see Article XVIII). (a) Front.Twenty (20) feet. (b) Side interior lot. None, except where use borders a district requiring setbacks, said setbacks shall also apply in this district, along the abutting property line. (c) Side corner lots. Twenty (20)feet. (d) Rear. Fifteen (15)feet, ten (10) feet when abutting an alley. (7) Site plan. A site plan must be submitted and approved in accordance with Article XX, for all projects of three (3) or more acres. (Ord. No. 86-31, § 4, 5-20-86; Ord. No. 87-26, § 1, Supp. No. 33 6-23-87; Ord. No. 87-60, §2, 12-8-87; Ord. No. 90-19, §4, 6-26-90; Ord. No. 91-08, § 5, 2-26-91; Ord. No. 91-34, § 9, 6-11-91; Ord. No. 91-61, § 3, 11-12-91; Ord. No. 94-24, § 5, 5-10-94; Ord. No. 95-33, §3, 8-22-95; Ord. No. 96-10, § 3, 3-26-96; Ord. No. 97-51, §§ 7, 8, 10-14-97; Ord. No. 99-10, § 1,2-23-99; Ord. No. 2001-22, §4, 5-22-01) http://livepublish.municode.com/6/lpext.dll/Infobase35/1/2368/24af/267d?f=templates&fn=... 5/5/2004 • o — -' i ubv a va(Vit[, C Section 13. C-3--Central Business District. (A) DISTRICT AND INTENT. This district is intended to apply to the central commercial, professional, financial, governmental and civic core of the city. Lot and building regulations are intended to permit intensive development of the area and to discourage uses not requiring a central location and which would create friction with performance of central functions. (1) Principal uses and structures. (a) Retail stores, except automotive and similar uses; sales and display rooms and shops, provided that incidental manufacturing is permitted only for production of goods for sale at retail on the premises. (b) Wholesaling for sample stocks. (c) Offices and studios. (d) Personal service establishments, including beauty and barber shops; laundry and dry cleaning pickup, dressmaking, tailoring, and garment repair shops and similar uses. (e) Business service and printing establishments. (f) Restaurants. (g) Hotels and motels provided that the minimum floor area for hotel and motel units shall be three hundred (300) square feet. (h) Financial institutions. (i) Laboratories and establishments for production and repair of dentures, eyeglasses and similar products. (j) Clubs and lodges. (k) Parking lots and parking garages. (I) Professional business and trade schools, except trade schools having machine, woodworking or welding shops, or for training auto mechanics and body workers, or involving other heavy industrial operations. (m) Church, convent, or parish house. (n) Bed and breakfast. (o) Commercial establishments utilizing outdoor display or seating areas shall meet the following criteria: 1. There shall be no display of merchandise, tangible property or seating areas in the City of Melbourne's public right-of-way without the approval of a City of Melbourne use permit. A minimum five-foot wide sidewalk must remain accessible within the right-of-way in accordance with ADA requirements. Use of other public rights-of-way will require approval from the respective governmental agency. 2. There shall be no display of merchandise, tangible property or seating areas located in any parking or landscape areas on private or public property. 3. There shall be no display of merchandise, tangible property or seating areas which would obstruct pedestrians or the vision of motor vehicle operators or create a traffic hazard. 4. Outdoor display or seating areas are only permitted as an accessory use to a licensed business on the same site and the merchandise or services displayed m ff e http://livepublish.municode.com/6/lpext.dl l/Infobase35/1/2368/24af/274e?f=templates&fn=... 5/5/2004 aubva- va vended by said business. 5. A maximum of twenty-five (25) per cent of the lineal frontage abutting a right-of-way of a storefront or property containing the business,whichever is greater, may be used for an outdoor display area. The allotted display length may be divided into no more than four (4) areas located within the allotted display area. The depth of the outdoor display area will be determined by the amount of private property on an individual basis for each storefront/property. 6. A maximum of fifty (50) per cent of the lineal frontage abutting a right-of-way of a restaurant or property containing the restaurant, whichever is greater, may be used for an outdoor seating area. The depth of the outdoor seating area will be determined by the amount of private property on an individual basis for each restaurant. 7. No stacking of merchandise or tangible property within an outdoor display area will be permitted. Merchandise displayed on a rack will not constitute stacking. 8. Price advertisement of any merchandise or tangible property displayed in the outdoor display area must be no larger than three (3) inches by five (5) inches. 9. Caricature/Logo displays are permitted to be displayed in an outdoor display area and shall be limited to one (1) per store/restaurant. Reference Appendix D, Sign Code Regulations. 10. All outdoor displays or seating areas shall be removed promptly when an official hurricane watch is announced by the National Hurricane Center. (p) Brewpub. (q) Single-family homes, duplexes, triplexes and apartments provided the minimum living area for each of the uses shall be the same as set forth in the R-2 Zoning Distribt and provided that the established land use shall provide for a mixed use of residential/commercial use. (2) Accessory uses and structures. (a) Residential uses which are strictly accessory in nature to the permitted use intended to be occupied by the owner or proprietor of the business. This dwelling unit must meet the parking and living requirements of the R-2 District. (b) Customary accessory uses of one (1) or more of the principal uses clearly incidental and subordinate to the principal use, in keeping with the intensive commercial character of the district. (c) A temporary overnight shelter for the homeless shall be permitted as an accessory use to a church or nonprofit agency. (d) Marine facilities. (3) Conditional uses permissible by the city council. (a) Same as for R-2. (b) Commercial recreational structures and uses. (c) Passenger transportation terminals. (d) Commercial radio and television broadcasting point-to-point antennas with associated towers. (e) Light manufacturing, provided that such use as compatible with surrounding uses and adequate off-street parking is provided. (f) Sale of alcoholic beverages for consumption on premises as per Article XVIII, paragraph (20). http://livepublish.municode.com/6/lpext.dll/Infobase35/1/2368/24af/274e?f=templates&fn=... 5/5/2004 • ._ »a. ..._ ... .. .. ragcJuiJ (g) All development exceeding the specified height limitation. (See Article XVIII(8)). (h) Micro-breweries. (4) Prohibited uses and structures. (a) Automotive and other commercial establishments not specifically permitted. (b) Manufacturing activities, freight transportation terminals, storage, warehousing and other activities of a similar nature. (c) All uses not specifically or provisionally permitted herein; any use not in keeping with the character of the district. (d) Adult entertainment establishments, except where permitted pursuant to Article XVIII(22) below. (e) Homeless shelter facilities. (f) Soup kitchen. (g) Recovery home/halfway house. (h) Domestic violence shelters. (i) Temporary labor agency. TABLE INSET: (5) Mini- Mini- Mini- Maxi- Mini- Maxi- mum mum mum mum mum mum Lot Lot Lot Lot Living Height Area Width Depth Coy- Area erage 4,000 30 ft. 100 ft. 100%except for 300 80 ft.' sq.ft. required yards sq.ft. *Or other height if restricted see Article XVIII(8). (6) Minimum yard requirements (see Article XVI). (a) Front. None. (b) Side interior and side corner lot. None, except where use borders a district requiring setbacks said setbacks shall also apply in this district along the abutting property line: (c) Rear. None. (7) Site plan. A site plan must be submitted and approved in accordance with Article XX, for all projects of three (3) or more acres. (Ord. No. 86-31, §§2, 3, 5-20-86; Ord. No. 91-08, §7, 2-26-91; Ord. No. 91-34, § 11, 6-11-91; Ord. No. 91-61, § 3, 11-12-91; Ord. No. 94-24, § 11, 5-10-94; Ord. No. 94-26, § 4, 6-14-94; Ord. No. 96-28, §2, 8-27-96; Ord. No. 97-30, §4, 5-27-97; Ord. No. 96-10, §5, 3-26-96; Ord. No. 99-43, § 1, 10-12-99; Ord. No. 2001-22, §7, 5-22-01; Ord. No. 2003-30, § 1, 5-27-03) http://livepublish.municode.com/6/lpext.dll/Infobase35/1/2368/24af/274e?f=templates&fn=... 5/5/2004 Or " 1 vt J (A) :1A, = L Q - Sec. 58-74. Central business (C-2) district. (a) Purpose and intent. (1) The central business district and like smaller commercial areas of the city where emphasis is placed on pedestrian-oriented shopping have different requirements from other commercial areas especially pertaining to setbacks, parking requirements, height limitations and permitted land uses. This district is established to encourage the continuation of the present unique central business district of the city and to provide for its expansion whenever economically warranted. The district may also be used for other intensely developed, pedestrian-oriented shopping areas. (2) The regulations outlined in this district will attempt to encourage the continuation of the present aesthetically pleasing central business district, to provide areas for the concentration of compatible land uses, to provide sufficient space for appropriate commercial, miscellaneous services activities and multi- family residences which will strengthen the city's economic base, to prevent the intrusion of objectionable land uses and to prevent congestion of these areas. (b) Permitted uses. All permitted uses shall be conducted so as to emphasize the pedestrian orientation of the district. Thus, drive-in type businesses or uses which have a drive-in component as part of their operation shall not be permitted except to a limited degree in the area west of Pennsylvania Avenue and confined to non-retail trade. All uses permitted shall be conducted wholly within a building except those uses permitted which are customarily conducted in the open such as off-street parking and accessory patio seating for dining. Storage shall be limited to accessory storage of commodities sold at retail on the premises and storage shall be within a completely enclosed building. (1) Retail business involved in the sale of merchandise on the premises to be taken off of the premises for use by the customer such as antiques, art, clothing and wearing apparel, books or stationery, household goods, toys, sporting goods, food, dry goods, and notions, drugs, florist,jewelry, confectionary store, and the like. Each retail store shall have a selling area of not more than 6,000 square feet in area per floor. (2) Personal and business services such as dry cleaning, duplicating services, hotels, interior design studios, post offices, photographic studios, shoe/watch repair and the like but excluding places of amusement such as game rooms, video arcades and the like. (3) Bank, savings and loans, financial institutions, travel agencies, business, governmental, educational, medical and other professional or business offices located above the ground floor or located on any floor outside the Park Avenue Corridor. (The Park Avenue Corridor is that area which encompasses those properties having frontage on Park Avenue or having frontage on the intersecting streets within 140 feet of Park Avenue.) (4) Residences located above the ground floor. (5) Public and semi-private facilities such as museums, lodges, libraries and the like. (c) Conditional uses. The following uses may be permitted as conditional uses following review by the planning and zoning commission and approval by the city commission in accordance with provisions of this C-2 district section only. (1) Restaurants; (2) Barber/beauty salons with more than four employees or encompassing more than 750 square feet in area; (3) Real estate offices with more than four brokers/associates or encompassing more than 750 square feet in area; (4) Park Avenue Corridor vertical zoning special exceptions; (5) Buildings with a third floor up to 40 feet in height; http://livepublish.municode.com/9/lpext.dll/Infobase74/1/1104/1299/14f9?f=templates&fn=... 5/5/2004 (6) Retail stores in excess of 6,000 square feet per floor; (7) Drive-in business components but limited in locations to properties either on Morse Boulevard, west of Virginia Avenue, which shall be for non-retail trade only or on other properties, zoned C-2, that are located on streets west of Pennsylvania Avenue. (d) Minimum building site. There shall be no minimum lot size in this district. (e) Site improvement regulations. (1) On all streets, buildings and structures shall be built to a zero foot building setback or such front setback as is established by the average front setback of the existing buildings on that block of street frontage. However, shelter roofs may extend over the sidewalks provided a clearance of nine feet zero inches is maintained from the sidewalk to the bottom portion of the shelter roof. (2) The building roof height shall not exceed 30 feet, or more than two stories, except as approved via conditional use up to 40 feet in roof height for a three-story building or up to the same roof height and parapet of an existing parking structure if it is an addition to or modification of such existing parking structure.Parapet walls on a one-or two-story building may be added to the building height but in no case shall extend more than five feet above the building roof height limitations established in this section and no more than two feet above the building roof height limitations for three-story buildings established in this section. Mechanical equipment, elevator towers and related non-occupied structures may be added to the building roof height but in no case shall extend more than ten feet above these building roof height limitations and shall be located to the maximum extent possible so that they are not visible from the street. (3) The building lines in the central business district shall in no case be less than ten feet from the rear lot line. (4) No side yard setbacks shall be required on interior side property lines. (5) A loading and unloading zone shall be provided as required. (f) Nonconforming uses. (1) Notwithstanding the provisions for nonconforming uses elsewhere in this article, those properties which are nonconforming office uses within the Park Avenue Corridor shall be permitted to change occupancy or tenancy to a similar nonconforming use provided the premises is not vacant for a period exceeding six months. (2) Notwithstanding the provisions for nonconforming uses elsewhere in this article, those properties which are nonconforming office uses within the Park Avenue Corridor, may be allowed to relocate and exchange locations with an existing permitted use provided the square footage and frontage remain the same or less and provided the original nonconforming use space is converted and committed to use as a permitted use and provided such a relocation and exchange is approved by the city commission. That approval shall conform to the application process, procedures, notices and public hearings normally followed for conditional uses. (g) Vertical zoning special exceptions. In certain instances, there may exist buildings or tenant spaces that are within the Park Avenue Corridor of vertical zoning regulation which present special circumstances which mitigate against prohibiting ground floor office uses. These building areas may receive a special exception from the Park Avenue Corridor vertical zoning regulations as a conditional use. In addition to the criteria previously detailed in that section, the following additional factors must be satisfied. These building areas must be floor space which fronts on a side or rear street other then Park Avenue or adjoining pedestrian arcade. These areas must either be an independent structure or not exceed 25 percent of the ground floor area of all existing tenant space within the building involved. These areas must be remote from pedestrian circulation and visibility. These areas when used for office related functions must not inhibit the predominately retail character of the immediately surrounding area of the central business district. No ground floor area of an existing building or existing tenant space may be altered in such a way to create conditions necessary to satisfy the criteria described herein. As used herein, existing building or existing tenant space refers to those building or tenant spaces existence on December 1, 1985. I� IlJ http://livepubli sh.municode.com/9/lpext.dll/Infobase74/1/1104/1299/14f9?f=templates&fn=... 5/5/2004 , .,v.s�a "b" —"•V.A. '"-" rage J 01 J (h) Restaurant, conditional uses. In order for there to be consistency in the review of these conditional uses, the following standards and criteria shall apply. (1) The city has established that all existing and proposed restaurants are conditional uses in this district. Renovations, changes in decor, floor plan, menu or operating hours up to midnight are not deemed to be significant changes which require amendment of conditional use. Changes which result in the addition of building area seating or live amplified musical entertainment or operating hours beyond midnight are deemed to be significant changes which require amendment/approval of a conditional use. (2) In order for these conditional uses to be effectively applied, this article contains strict definitions of restaurants, lounges, bars, etc. In essence, if there is consumption of either food or alcoholic beverages on the premises, then the conditional use requirement applies. If the business is solely of food or alcoholic beverage sale for consumption off the premises, the conditional use does not apply. (3) Among the issues reviewed for conditional uses in this district, the adequacy of parking is often the most contentious. A frequent proposition is that the type of business, its menu, its hours or its size will cater exclusively to pedestrian traffic from employees and visitors already in the downtown. In light of the ability for the nature of the business to change, this proposition is not agreed to be an acceptable argument for the absence of some private parking being available. (4) In the review of these conditional uses, there are determined to be certain types of businesses where the parking criteria is not as vigorously applied. One type is the ice cream, frozen yogurt, Italian ice, cookie or other business selling solely dessert items and accompanying beverages. These businesses have been determined not to be destination oriented, such that they generate parking demand in the downtown during the peak lunch period. Another type is the food store or convenience store where the primary business is the retail sale of nonprepared foods and grocery items for use off premises. When prepared sandwiches or other food is clearly incidental to the principle retail activity, then some limited consumption on premises can be permitted if that does not include seating. In all other types of businesses there shall be satisfaction of the criteria outlined for the granting of conditional uses. (i) Standards and criteria for conditional uses. (1) Generally. Each application for a conditional use shall be accompanied by a site plan, drawn to scale, showing the location and area of the building with respect to the adjacent building including all driveways, sidewalks and off-street parking spaces. The site plan submittal shall also include floor plan(s) depicting the area intended to be devoted to customer use, employee use, and storage needs. Upon approval of any application, said site and floor plan and accompanying data plus any conditions imposed by the city commission shall become part of the conditional use permit. It may be amended only by the city commission after receipt of a recommendation from the planning and zoning commission. A conditional use permit may be issued after a hearing based solely on the following criteria: a. The proposed use is in keeping with the character of the area in which it is to be located and will not detrimentally affect the surrounding properties; b. The proposed use will not damage the aesthetic character of the area nor create or significantly increase vehicle and pedestrian conflicts; c. The proposed use will not cause traffic congestion due to vehicles obstructing the public streets while waiting to use any facility, or in any manner obstruct traffic; d. The proposed use provides a degree of private off-street parking that is in keeping with its peak and normal demand for parking. (2) Three-story buildings and/or retail stores over 6,000 square feet. In addition to the other conditional use criteria specified for conditional uses within this district, the following standards and criteria shall also apply and be satisfied for such approvals: a. The proposed building, building addition or tenant space shall have an exterior architectural style and appearance that complies with the criteria established within the facade design guidelines adopted as part of this district. Furthermore, the building, building addition or tenant space shall be designed to be consistent with the architectural style of the existing building. http://livepublish.municode.com/9/lpext.dll/Infobase74/1/1104/1299/14f9?f=templates&fn=... 5/5/2004 b. The proposed building, building addition or tenant space shall comply with the parking requirements as required for new building space as specified in this code. (I) Community redevelopment area (CRA). (1) In order to implement the comprehensive plan and the community redevelopment area (CRA) plan, there are established special provisions for the development of buildings and other improvements in this area which shall take precedence over other provisions of this article as henceforth specified. This CRA area in this context shall be restricted to the following areas: a. Properties on Morse Boulevard between Capen and Virginia Avenues; b. Properties on New England Avenue between Pennsylvania and New York Avenues; and c. Properties on Pennsylvania Avenue between Canton and Lyman Avenues. (2) In this CRA area, all new buildings and building additions over 250 square feet shall require site and building plan approval by the city commission at a public hearing. Prior to that hearing, the planning and zoning commission shall also review such site and building plans at a public hearing and shall provide their recommendation. These public hearings shall occur no earlier than following ten days notice provided by mail to the owners of real property as contained in the most recent tax rolls for all properties within a 500-foot radius of the subject property. (k) Central business district/Park Avenue area facade review. (1) In addition to the other requirements and regulations of the C-2 zoning district, there shall be required, prior to the issuance of a building permit for the construction, renovation or remodeling of any building exterior facade fronting on a street within the central business district, an approval by the planning and community development department of the plans for the building facade construction, renovation or remodeling. (2) This requirement shall include replacements, renovations or changes to canopies or awnings and to signage on walls, canopies or awnings. Plans for alterations to building facades shall also include details on new canopies, awnings or such signage so that these elements can be considered as a component of these building plan reviews. Building elevation drawings and other plans shall be submitted of sufficient detail to indicate the building materials, composition, color, etc. so that the visual appearance of the resultant work is readily apparent. (3) The planning and community development department shall receive, review and render a decision on all applications for building permits for building facade construction, renovation or remodeling. The decision of the department of planning and community development shall be made within ten working days, excluding holidays, of the receipt of a complete set of plans and application materials as required, unless referred to the planning commission for review as outlined below. (4) The planning and community development department's decision shall be either an approval, an approval with conditions or denial. Any applicant for building facade approval may also elect to appeal a decision of the planning and community development department to the planning and zoning commission for their consideration. (5) Decisions by the planning and community development department and/or the planning and zoning commission shall be made pursuant to the conformance of plans and application materials to design guidelines and criteria adopted by the city commission. These guidelines may be amended as necessary by the city commission in conjunction with a recommendation by the planning and zoning commission. (6) The decision of the planning and zoning commission shall be the final decision. However, in cases where a building project also requires conditional use or other land development approval by the city commission, the decision of the planning and zoning commission shall be a recommendation with the final decision made by the city commission. (I) Morse Boulevard design guidelines. (1) In addition to the other requirements and regulations of the C-2 zoning district; there shat (iç) http://livepublish.municode.com/9/Ipext.dll/Infobase74/1/1104/1299/14f9?f=templates&fn=... 5/5/2004 - Ia ., _ivi _) • required, prior to the issuance of a building permit for the construction, renovation or remodeling of any building or building exterior facade fronting on a street within the Morse Boulevard designated area, an approval by the planning and community development department of the plans for said building facade construction, renovation or remodeling. (2) This requirement shall include replacements, renovations or changes to canopies or awnings and to signage on walls, canopies or awnings. Plans for alterations to building facades shall also include details on new canopies, awnings or such signage so that these elements can be considered as a component of these building plan reviews. Building elevation drawings and other plans shall be submitted of sufficient detail to indicate the building materials, composition, color, etc. so that the visual appearance of the resultant work is readily apparent. (3) The planning and community development department shall receive, review and render a decision on all applications for building permits for building facade construction, renovation or remodeling. The decision of the department of planning and community development shall be made within ten working days, excluding holidays, of the receipt of a complete set of plans and application materials as required, unless referred to the planning commission for review as outlined below. (4) The planning and community development department's decision shall be either an approval, an approval with conditions or denial. Any applicant for building facade approval may also elect to appeal a decision of the planning and community development department to the planning and zoning commission for their consideration. (5) Decisions by the planning and community development department and/or the planning and zoning commission shall be made pursuant to the conformance of plans and application materials to the Morse Boulevard Design guidelines and criteria adopted by the city commission. Where conflicts occur between the normal requirements of this zoning district and the requirements of these guidelines, the requirements of these Morse Boulevard Design guidelines shall prevail. These guidelines may be amended as necessary by the city commission in conjunction with a recommendation by the planning and zoning commission. (6) The decision of the planning and zoning commission shall be the final decision. However, in cases where a building project also requires conditional use or other land development approval by the city commission, the decision of the planning and zoning commission shall be a recommendation with the final decision made by the city commission. (Ord. No. 2332, §3, 10-26-99; Ord. No. 2339, § 1, 12-14-99; Ord. No. 2475-02, § 1, 8-13-02; Ord. No. 2547-03, § 1, 11-10-03) http://livepublish.municode.com/9/lpext.dll/Infobase74/1/1104/1299/14f9?f=templates&fn=... 5/5/2004 ....� »�., �.....� ».......... / 1 [IS. 1 Vl .. i)&'\/-v'-\. Sec. 94-209. Mixed use (MU) district. (a) Intent. Mixed use districts may be applied to limited areas in the city to permit the efficient use of the land, as well as a clustering of different land uses to employ the tenets of the new urbanism in the planning and development of the city. Mixed use districts allow residential and nonresidential uses as established in the specific approved neighborhood master plan. (b) Establishment of mixed use districts. Mixed use districts may be established by amendment of the official zoning map, or as an overlay district, for tracts of land suitable in location, extent, and character for the structures and uses proposed as stated in the specific neighborhood master plan. (c) General provisions and requirements. General provisions and requirements for mixed use districts shall be as follows: (1) Neighborhood master plan. A neighborhood master plan must be adopted by the city commission prior to the rezoning of property to a mixed use zoning district. (2) Conflict with other regulations. The provisions of this section shall apply generally to the creation and regulation of all mixed use districts. Where conflicts exist between these mixed use provisions and general zoning, subdivision, or other applicable regulations, the mixed use regulations shall apply. (3) Mixed use district required elements. Each individual mixed use district must contain the following elements: a. District boundaries. b. Building height. c. Building placement. d. Building use. e. Parking and loading. f. Architectural standards. g. Signage standards. h. Landscaping. i. Public open space. j. Streetscape. k. Civic buildings. I. Lot size. (4) Effect of mixed use approval. When approved pursuant to the provisions of this chapter, the neighborhood master plan and all information and documents formally incorporated application shall constitute an amendment to this chapter. Development within a mixed use district shall occur in conformity with the approved neighborhood master plan. (d) Limitations on mixed use districts. (1) A rezoning to a mixed use district does not guarantee an increase in the height, density or floor area ratio allowed by the existing zoning district. (2) Each individual neighborhood master plan will outline the land uses that will be allowed within that particular mixed use district. The preferred locations of new neighborhood uses as provided by the neighborhood master plan shall be identified on a lot by lot basis. http://livepublish.municode.com/27/1pext.dll/Infobase81/1/2c69/33fb/34f3?f=templates&f... 4/23/2004 • .1,/11.1 4.1.80.Lt If,....1. 4V11011 rags z. Ul L (e) Process for establishment of a mixed use district. (1) The neighborhood master plan required for the enacting of a mixed use district may only be initiated by the city. (2) The city commission must approve the neighborhood master plan through the public hearing process. After approval of the neighborhood master plan by the city commission, a comprehensive plan text amendment shall be required to place the neighborhood plan in the appropriate city subarea description. (3) Any specific mixed use district zoning regulations must be approved by the city commission, through the public hearing process, and must reflect the goals set forth in the corresponding neighborhood master plan. (f) Incentives. Increases in the building height, density, or floor area ratio may be provided as incentives in a mixed use district in order to accomplish the stated goals and objectives of the neighborhood master plan. (Code 1979, § 33-88) 0 http://li vepublish.municode.com/27/lpext.dll/Infobase81/1/2c69/33fb/34f3?f=templates&f... 4/23/2004 • lvcxtragc>L,tveruutisu rago t ut a lips Sec. 68.201. Mixed Use Center Guidelines and Standards. There are four types of mixed use centers within the Southeast Plan. Their development standards are based on a simple set of "Block" Standards. More detailed building type, street, and open space standards apply in the mixed-use centers, as identified in subsequent Parts. Each mixed-use center (Town, Village, Neighborhood or Residential Center) shall be developed as a series of complete blocks within interconnected streets bordering four sides. Thirty percent (30%) of the blocks adjoining a wetland may have streets only on three sides. Each area must contain a minimum mix of the different block types: mixed-use, residential, office or civic blocks. The different block types each have standards for maximum size, allowable uses, minimum intensity or FAR (floor area ratio), minimum building street frontage, building height, and parking ratios which are quantified in Figure 68- C. In addition,the following descriptions pertain to the variables in Figure 68-C: (a) Block Size. Block areas are calculated net of surrounding streets and wetlands setbacks. It is assumed that storm water detention is piped to adjacent neighborhood residential areas and open spaces. (b) Allowable Use. In addition to the uses shown in Figure 68-C, it should be noted that GMP Future Land Use Policy 4.1.9 states that: for Town Center/Urban Transit Center, other uses consistent with the City's AC-3 district may apply; for Village Center/Urban Transit Center, other uses consistent with the City's AC-1 district may apply; and for Neighborhood Centers, other uses consistent with the City's AC-N standard may apply. Alcoholic Beverage Sales and Consumption are permitted within all Mixed Use Centers; and there shall be no distance requirements between such uses and schools and daycare facilities. (c) Density and FAR. Density and FAR are based on the net block size and measured per block. For the mixed-use blocks, the residential square footage shall be added to the commercial development for a total block FAR. (d) Minimum Frontage. Minimum frontage shall be measured on each street of each block. The percent frontage shall include the linear feet of building within 20 feet of the edge of street ROW which has windows and entries oriented to the street. In addition, 20% of the frontage area can be comprised of plazas or pedestrian accessible landscaped areas with depths no less than 30 feet. In no case shall parking lots or blank rear or side walls be included in the minimum frontage calculation. (e) Building Height. Height is limited by the number of stories, not the overall height, to provide variety to the skyline in the Mixed-Use Centers. Civic buildings may have an unlimited floor to floor height. Commercial and residential buildings shall have no more than 25 foot floor to floor heights. (f) Parking Ratio. The parking requirement shall be a minimum. Additional parking may be provided at the developer's discretion providing the other standards are achieved. The required parking shall include all on-street parking on the adjacent side of each surrounding street. (g) Residential Centers. In no instance shall a Residential Center exceed 20 acres in size, nor non- residential portions of the Residential Center exceed 8 acres in size, including civic uses. Figure 68-C Mixed Use Center Standards TABLE INSET: Town Center Village Center Neighborhood Residential Urban Transit Center Urban Transit Center Center Center Mixed Use Blocks 15%to 40%of Center 15%to 40%of Center 12%to 25%of Center 12%to 25%of Center Mix of Uses' Retail,Services,Restaurants, Grocery,Local-Serving Retail and Neighborhood Retail up to Small Retail,Market(no more than '30-80%retail,cinema,or hotel Office,Theater,Grocery,Hotel, Services,Restaurants,Gas 100,000 sq.It,Grocery up to 10,000 sq.ft.),Restaurant/Cafe, required each block,20.70% Residential,Civic,Park/Plaza Stations,Professional Offices, 50,000 sq.ft.,Services, Services,Civic,Residential, other. Residential,Civic,Park/Plaza Restaurant,Office,Civic,Hotel, Park/Plaza. Residential,Park/Plaza Maximum Block Size 7 acres 7 acres N/A 4 acres (11D) http://livepublish.municode.com/7/1pext.d11/Infobase 17/1/727d/7320/7330?f=templates&fn... 4/23/2004 . 1'VAu QV.,LI Vl..1 U1/11011 ragc G LH G Minimum FAIR FAIR:0.4 FAR:0.3 N/A N/A Minimum Frontage 65%of each 65%of each N/A 65%of each street Parking Ratio 3 spaces:1,000 sf 3 spaces:1,000 sf AC-N Standards Apply 3 spaces:1,000 sf Building Height 2 to 10 story 1 to 3 story 1 to 3 story 1 to 3 story Commercial Blocks 0%to 30%of Center 0%to 30%of Center 0%to 13%of Center 0%to 13%of Center Allowable Uses Office,Retail(10%Max) Office,Retail(10%Max) Office Office Maximum Block Size 7 acres 4 acres N/A 3 acres Minimum FAR FAR:0.4 FAR:0.3 N/A N/A Minimum Frontage 65%of each 65%of each N/A 65%of each street Parking Ratio 3 spaces:1,000 sf 3 spaces:1,000 sf AC-N Standards Apply 3 spaces:1,000 sf Building Height 2 to 10 story 1 to 3 story 1 to 2 story 1 to 2 story Residential Blocks 30%to 75%of Center 40%to 75%of Center 52%to 78%of Center 52%to 78%of Center Allowable Uses Apartments,Condos,Townhomes, Apartments,Condos,Townhomes, Apartments,Condos,Townhomes, Apartments,Condos,Townhomes, Duplexes,Small Lot Single Family Duplexes,Small Lot Single Family Duplexes,Small Lot Single Family Duplexes,Small Lot Single Family Maximum Block Size 3 acres 3 acres N/A 3 acres Density Range 7 to 50 du/acre 7 to 25 du/acre 7 to 25 du/acre 7 to 25 du/acre Minimum Frontage 65%of each street 60%of each street N/A 60%of each street Parking Ratio 1.5 spaces/unit 1.5 spaces/unit 1.5 spaces/unit 1.5 spaces/unit Building Height 2 to 5 story 1 to 3 story 1 to 3 story 1 to 3 story Civic Blocks 10%of Center 10%of Center 10%of Center 10%of Center Allowable Uses Parks,Recreation,Civic,Day Care Parks,Recreation,Civic,Day Care Parks,Recreation,Civic,Day Care Parks,Recreation,Civic,Day Care Maximum Block Size 3 acres 3 acres N/A 3 acres (Ord. of 5-10-1999, § 10, Doc. #32070) f 6 http://livepublish.municode.com/7/lpext.d11/Infobase 17/1/727d/7320/7330?f=templates&fn... 4/23/2004 • AIleAll LL5V Ll Ylil UV11011 1 LlE,‘+ 1 vi 1 Sec. 68.319. Visual Character. (a) Climatic Response. Building exteriors should provide shelter from the summer sun. Porticos, awnings, arcades, and overhanging eaves are particularly appropriate at pedestrian pathways. Garden structures such as trellises and arbors (with or without vines) should be used to provide dappled shade for pedestrian seating areas. (b) CPTED. Mixed use and commercial developers/builders shall utilize the design features presented in the Crime Prevention Through Environmental Design "Your Guide to Creating a Safe Environment" booklet prepared by the City Planning Department and shall incorporate appropriate safety techniques into non-residential development. (c) Signage. Signage within Mixed Use Centers and Mixed Use Precincts shall conform to the AC requirements specified in Chapter 64, Section 64.228, Signs Inside the Traditional City. (d) Billboards. As per GMP Future Land Use Policy 4.1.18, new and/or replacement billboards shall be prohibited in the Southeast Orlando Sector Plan area. This prohibition applies to areas developed under both Traditional Design and Conventional LDC standards. (Ord. of 5-10-1999, § 10, Doc. #32070) v http://livepublish.municode.com/7/lpext.dll/Infobase 17/1/727d/73a4/73 f7/7427?f=template... 4/23/2004 • ivcALragc IAvex-uuiisii rage i ui i CO( Sec. 68.208. ASD-1 Guidelines and Standards. The following specific guidelines and standards shall apply to the ASD-1 district, and optionally to the ASD-2 district where desired by the property owner/developer: (a) Primary Employment Centers. The ASD-1 and ASD-2 districts shall be the primary employment locations within the Southeast Plan area. It is a goal of the Plan to create a community structure that will encourage people to both live and work in the community. The street network and hierarchy of uses in these districts should encourage residents to use alternatives to single-occupancy vehicles to get from home to work, including: carpooling, transit, walking and bicycling. Retail, commercial, recreation, and civic uses should be provided to maximize the potential for employees to take care of daily errands within these districts, thereby reducing mid-day traffic. However, these commercial uses should not take away from the primacy of the Town, Village or Neighborhood Centers. (b) Pattern of Streets and Buildings. It is a goal of the Plan to create an environment that is scaled to the needs of pedestrians and bicyclists. Blocks greater than 600 feet in length, dead-end streets and cul- de-sacs should be avoided. Within larger blocks of employment use, pedestrian/bicycle pathways shall be provided to increase accessibility within the block and to adjacent areas within the districts. All buildings should contribute to a cohesive city "fabric" and reinforce the overall goal of creating a walkable district. Buildings should offer attractive pedestrian scale features and spaces. Building placement and massing should relate to nearby buildings within the District and to the urban context. (c) Mixed Use Precincts. ASD-1 areas shall be developed with a hierarchy of uses that create nodes of activity (mixed use precincts). More intensive uses - offices, hotel, restaurant and retail, and civic uses (i.e., daycare) -shall be clustered around public spaces in the mixed use precincts. Street networks shall provide pedestrian, transit, and bicycle access from surrounding areas of lower intensity office and industrial development. (d) Local Connections. Direct local street access within the districts and from surrounding areas of development shall be provided so that workers and visitors do not need to use only arterial streets for access. (e) Public Spaces. Similar to mixed use centers and residential neighborhoods, parks and plazas shall be used to create an identity for the activity centers within the districts and to provide relief in the urban fabric. (f) Relationship of Buildings to Public Spaces. Buildings should reinforce and provide vitality to streets and public spaces, by providing an ordered variety of entries, windows, bays, and balconies along public ways. Where buildings are not used to form street edges, landscape treatments shall create a human- scaled pedestrian environment and a buffer to adjacent parking lots and work areas. Buildings should have human scale in details and massing. Free-standing or "monument" buildings should be reserved for civic uses. (g) Arterial Streets as Edges. Arterial streets should be considered as edges to subareas within the districts, unless substantial pedestrian improvements are made and traffic is slowed along the arterial street. (h) Integration of Transit Stops. Mixed use precincts within the districts should be considered major stops on the local transit network. Associated transit stop facilities should be integrated in the design of the node, centrally located, and easily accessible for pedestrians walking to and from the surrounding employment areas. (i) Truck Access. Truck traffic generated by uses within the districts shall be directed to the arterial street system and shall not be allowed to travel through adjacent residential neighborhoods. (Ord. of 5-10-1999, § 10, Doc. #32070) http://livepublish.municode.com/7/lpext.dll/Infobase 17/1/727d17320/7398?f=templates&fn... 4/23/2004 Sec. 13. District and intent--CBD, Central Business District. The provisions of this district are intended to apply to the central commercial, professional, financial, governmental and civic core of the city as described in the comprehensive plan and which is entirely within a designated redevelopment area as defined in the Cocoa Redevelopment Agency Redevelopment Plan. The area is generally bounded by Center Street on the north, Forrest Avenue and Florida Avenue on the west, Rosa L. Jones Drive and Derby Street on the south, and the Indian River on the east. Uses are based on the comprehensive plan and the redevelopment plan and are intended to permit and encourage more intensive office and commercial development, hotel and motel development, marinas and marina-related development and multiple-family residential development. The district is intended to discourage uses not requiring a central location and which would create friction with or be incompatible with performance of Central Business District functions. The permitted uses and design and development standards are intended to promote high quality development compatible with a Central Business District location. It is intended that "performance standards" control the permissible type, density and intensity, mix of development and design and development standards in order to assure and promote the development and redevelopment of property in the central business district in a manner compatible with comprehensive and redevelopment plan objectives. It is intended that high density multiple-family residential development in this area is to be promoted and encouraged, either in separate buildings or in combination with office and supporting, retail and service areas, and that such supporting, uses shall be scaled and designed to serve the needs of the district. All uses and design should recognize the proximity to the areas of great natural beauty which are historically significant to the city. High density, so long as it provides public and scenic access to these natural and historic areas, is permitted. Water views, easy access to contiguous waterwalks, and several key water vistas should be made available to the public. The purpose of this district is to allow for the development of fully integrated, mixed-use pedestrian oriented neighborhoods. Streets, pedestrian paths and bike paths should contribute to a system of fully-connected and interesting routes to all destinations. Within the Central Business District is a subarea known as "Cocoa Village" for which additional and supplemental use, intensity, design and development standards are necessary in order to maintain the special and distinctive character of the area, which is an important objective of the comprehensive plan and redevelopment plan. The supplemental regulations applicable to the Cocoa Village subdistrict shall be applied through imposition and mapping of a "Cocoa Village Overlay" zoning district. The regulations are in addition to and not in substitution of the underlying Central Business District zoning regulations which shall also remain applicable to the Cocoa Village Overlay subdistrict. The Cocoa Village Overlay subdistrict is designed to preserve and extend the "Cocoa Village" uses, scale and theme within the Central Business District. Where the regulations of the Cocoa Village Overlay subdistrict are more restrictive than those of the Central Business District, the former shall be controlling. The Cocoa Village Overlay subdistrict (identified by the suffix CVO following the designation CBD) shall be mapped on the official "Zoning Map" of the City of Cocoa. (A) PRINCIPAL USES AND STRUCTURES. (1) Professional offices, services, and studios such as medical; dental; legal; engineering; real estate; insurance; travel agents; employment services consultant. COD (2) Retail stores, sales and display rooms (except automotive) and similar uses, including places such as bakeries in which goods are produced and sold at retail upon the premises. (3) Personal service establishments such as beauty and barber shops, laundry and dry cleaning pickup stations, tailor shops and similar uses. (4) Restaurants. (5) Residential--Multiple-family dwellings. (6) Residential--Townhouse dwellings. (7) Hotels and motels. (8) Marinas--Public and private. (9) Bed and breakfast establishments as regulated by Article XIII section 24, bed and breakfast establishments. (10) Business service establishments. (11) Clubs and lodges, private. (12) Cultural centers, social service centers, museums, galleries, and community centers—Commercial. (13) Cultural centers, social service centers, museums, galleries, and community centers--Noncommercial, (14) Financial institutions. (15) Gym and fitness facilities. (16) Home occupation. (17) Medical and dental clinics and laboratories. (18) Pharmacy and optical services. (19) Printing, engraving and related reproduction processes as well as the publishing and. distribution of books, newspapers and other printed material. (B) ACCESSORY USES AND STRUCTURES. (1) Customary accessory uses of one or more of the principal uses clearly incidental and subordinate to the principal use, in keeping with the Central Business District character of the district. (2) Incidental manufacturing is permitted only for production of goods for sale at retail on the premises. (3) Television dish receivers and antennae. (C) SPECIAL EXCEPTIONS. (1) Schools, including public, private, business, technical, vocational and trade but not involving operations of an industrial nature. I1 (2) Other commercial uses in keeping with the Central Business District character of the district. (3) Churches, rectories, parish houses, temples, synagogues, and associated buildings, including educational and recreational facilities. (4) Security building. (5) Child- and day-care facilities, preschools. (6) A bar or lounge, with or without a package store. (7) Commercial recreation facilities, such as theatres, driving ranges, and bowling alleys, except drive-in theaters. (8) Repair service establishments, such as household appliances, radio and television and similar uses. (9) Parking lots and garages, public or private. (10) Dry cleaning establishments using non-inflammable solvent and cleaning fluids as determined by the fire chief. (11) Sewer lift stations. (12) Adult living facilities. (13) Animal clinics with or without kennels. (14) Commercial radio and television broadcasting transmitters, towers, and antennae. (15) Drive-through facilities. (16) Electronic communication/transmission facilities and exchanges. (17) General contractors without open storage or display. (18) Nursing and convalescent homes. (19) Outdoor arenas, facilities, flea markets, or similar outdoor or indoor/outdoor sales complexes, temporary or permanent race tracks (auto, dog, go-kart, horse, motorcycle). (20) Package store. (21) Parks--Public and private, (22) Personal storage. (23) Public facilities/uses. (24) Sales office--Temporary. (25) Shopping center. (D) PROHIBITED USES AND STRUCTURES. (1) Manufacturing activities, freight transportation terminals, warehousing and other activities of a similar nature not specifically or provisionally permitted herein. (2) Any use not in keeping with the character of the Central Business District. (3) Automotive repairs, sales and display. (4) Service stations. (5) Any retail sales of gasoline or fuel intended for use in automobiles. (6) Adult entertainment establishments and sexually oriented businesses. (E) PERFORMANCE STANDARDS REQUIREMENT. No building, structure or land shall be used or occupied except in conformance with the performance standards as set forth herein. All minimum performance standards applicable to a use must be met, unless a variance or special exception is granted pursuant to Article XVII, Sections 2 and 3 of this ordinance. The performance standards set forth herein shall be implemented through the site plan approval process set froth in Article XIII, Section 1 of the zoning ordinance which shall apply to all uses in this zoning district. (F) TABLE OF PERFORMANCE STANDARDS TABLE INSET: Performance Minimum Minimum Standards Requirement Requirement Central Business Cocoa Village District Overlay (1) Minimum Lot Area 8,000 sq.ft. 4,000 sq.ft (2) Minimum Lot Width 80 feet 40 feet (3) Minimum Lot Depth 100 feet 100 feet (4) Maximum Building Height None 65 feet (5) Minimum Yards Front None None Side(Interior) None None Side(Corner) None None Rear None None (6) Maximum Floor Area 2.0 2.0 Ratio(Without Bonus) cry Performance Minimum Minimum Standards Requirement Requirement Central Business Cocoa Village District Overlay (7) Maximum Floor Area 4.5 N/A Ratio(with Bonus) (8) Minimum Parking Requirement The minimum parking requirement for the Central Business District and the Cocoa Village Overlay shall be pursuant to Article XII,Off-Street Parking and Loading Regulations. (9) Landscaping Pursuant to Article XIII Landscape Pursuant to Article XIII,Landscape Requirements and other applicable Requirements and other applicable sections of zoning ordinance sections of zoning ordinance (10) Pedestrian Access All developments must provide All developments must provide pedestrian access to the front of pedestrian access to front of the the building by sidewalk building by sidewalk (11) Vehicular Access Pursuant to Article XIII,section 4 Pursuant to Article XIII,section 4 (12) Minimum Floor Area Per Sleeping 300 sq.ft. 300 sq.ft. Unit for hotel/motel development (13) Minimum Floor Area 600 sq.ft. 600 sq.ft. (14) Maximum Dwelling Units Per Acre Lots located north of King Street: 25 units 50 units Lots located south of King Street: 25 units (15) Maximum Impervious Surface 0.90 0.90 Ratio (G) ARCHITECTURAL REVIEW FOR COCOA VILLAGE OVERLAY. In addition to all other requirements of this zoning ordinance and in order to promote a uniform and harmonious type, scale, design and intensity of development in the Cocoa Village Overlay consist with the adopted city comprehensive plan and redevelopment plan, no permit for building or building expansion shall be issued on any building site in the Cocoa Village Overlay until architectural review of such building plans has occurred during the site plan review process pursuant to Ordinance No. [1618]. (Ord. No. 1618-3, § 3; Ord. No. 1-78, § 4, 1-10-78; Ord. No.13-78, § 3, 9-5-78; Ord. No. 17-78, § 1, 11-28-78; Ord. No. 2-79, §§ 4, 8, 3-6-79; Ord. No. 9-79, § 2, 12-11-79; Ord. No. 19-81, § 1, 8-11-81; Ord. No. 26-82, § 1, 5-25-82; Ord. No. 16-84, § 1, 5-22-84; Ord. No. 3-85, § 19, 1-8-85; Ord. No. 4-85, § 20, 2-12-85; Ord. No. 2-88, § 5, 2-9-88; Ord. No. 7-88, § 6, 3-8-88; Ord. No. 17-89, § 5, 12-2-89; Ord. No. 16-90, § 5, 6-12-90; Ord. No. 22-90, § 5, 9-24-90; Ord. No. 8-96, § 1(B), 3-12-96; Ord. No. 6-01, § 1, 5-22-01) Sec. 20. District and Intent--UMD, Urban Mixed-Use District. The provisions of this district are intended to provide zoning compatible with the activity centers policies found in the future land use element of the city's comprehensive plan. The permitted uses and design and development standards are intended to promote major developments of high intensity, including medium to high-density multi-family housing, professional, financial, governmental, office parks, commercial, institutional uses, entertainment facilities, cultural centers,. It is intended that performance standards control the permissible type, density or intensity, mix of development and design and development standards. Development standards will allow for modification of certain amenities and for conformance with specified plan objectives, thereby encouraging more flexible and innovative design and development. (A) PRINCIPAL USES AND STRUCTURES. The following uses and structures are permitted for any use or group of uses that are developed, either separately, or as a unit with certain site improvements shared in common: (1) Business service establishments. (2) Clubs arid lodges - private. (3) Cultural centers, social service centers, museums, galleries, and community centers - commercial. (4) Cultural centers, social service centers, museums, galleries, and community centers - noncommercial. (5) Financial institutions. (6) Gym and fitness facilities. (7) Home occupation. (8) Hotels and motels. (9) Medical and dental clinics and laboratories. (10) Personal service establishments such as beauty and barbershops, laundry and dry cleaning pickup stations, tailor shops, and similar uses. (11) Pharmacy and optical services. (12) Printing, engraving and related reproduction processes as well as the publishing and distribution of books, newspapers and other printed material. (13) Professional offices, services and studios such as: medical, dental, legal, engineering, real estate, insurance, travel agents, employment services, consultant. (14) Regional activity center. (15) Repair and service - Other establishments such as household appliances, radio and television and similar uses. (16) Residential - Multiple-family dwellings. (17) Residential - Single-family dwellings. (18) Residential -Townhouse dwellings. (19) Restaurants. (20) Retail -other stores and similar uses. (21) Shopping center. (B) ACCESSORY USES AND STRUCTURES. (1) Television dish receivers and antennae. (2) Private marinas. (3) Customary accessory uses clearly incidental and subordinate to the principal uses and in keeping with the intent of the district. (C) SPECIAL EXCEPTIONS. (1) Animal clinics. (2) Bar and lounge with or without package store. (3) Child- and day-care facilities, pre-schools. (4) Churches, rectories, parish houses, temples, synagogues, and associated buildings, including educational and recreational facilities. (5) Commercial radio and television broadcasting, transmitters, towers, and antennae. (6) Commercial recreation facilities such as theaters, driving ranges, and bowling alleys, except drive-in theaters. (7) Drive-through facilities. (8) Educational facilities - public and private (K through 12). (9) Educational facilities - post-secondary, vocational and technical schools. (10) Electronic communication/transmission facilities and exchanges. (11) Funeral homes and mortuaries. (12) Hospitals- public and private. (13) Nursing and convalescent homes. (14) Package store. (15) Parks - public and private. (16) Personal storage. (17) Private automobile parking. (18) Public facilities/uses. (19) Sales office -temporary. a (20) Security building. (21) Sewer lift stations. (22) Storage garage. (D) PROHIBITED USES AND STRUCTURES. (1) Manufacturing activities, transportation terminals, storage, warehousing and other activities of a similar nature. (2) Adult entertainment establishments and sexually oriented businesses. (3) Any use not in keeping with the character of this district. (E) BULK REGULATIONS. TABLE INSET: (1) Minimum Lot Area: 8,000 sq.ft. (2) Minimum Lot Width: 80 ft. (3) Minimum Lot Depth 100 ft. (4) Maximum Impervious Surface Ratio: 0.75 (5) Minimum Commercial Floor Area: 300 sq.ft. (6) Minimum Residential Single-Family Detached 1,000 sq.ft. Floor Area: (7) Minimum Residential Non-Single-Family 600 sq.ft. Detached Floor Area: (8) Maximum Height None (9) Maximum Residential Density Per Acre: 25 dwelling units (10) Minimum Floor Area Per Sleeping Unit for 300 sq.ft. hotel/motel development: (F) MINIMUM YARD REQUIREMENTS. TABLE INSET: (1) Front setback: 20 ft. (2) Side interior lot setback: 5 ft. (3) Side corner lot setback: 15 ft. (4) Rear setback: 10 ft. (Ord. No. 5-01, § 1, 4-24-01) 21 Sec. 18. District and Intent--C-C, Core Commercial District. The provisions of this district are intended to apply to the core area as described in the city's adopted redevelopment plan, an area generally bounded on the north by Mitchell Street, on the east by Forest Avenue and Brunson Boulevard, on the south by the city limits and on the west by U.S. 1. Uses are based on the redevelopment plan and are intended to be low to medium intensity commercial, office and professional uses, in areas located adjacent to and between major transportation corridors. The permitted uses and design and development standards are intended to promote major developments of high quality, including medium density multi-family housing, office parks, village commercial, institutional uses and significant open space areas. It is intended that "performance standards" control the permissible type, density or intensity, mix of development and design and development standards. All development in the Core Commercial District shall be required to submit a site plan and obtain approval pursuant to Article XIII, Section 1 of this zoning ordinance. (A) PRINCIPAL USES AND STRUCTURES. The following uses and structures are permitted for any use or group of uses that are developed, either separately, or as a unit with certain site improvements shared in common: (1) Professional offices. (2) Dental clinics, medical offices laboratories. (3) Financial institutions. (4) Business services. (5) Restaurants (bars and lounges allowed only as an accessory use to restaurant). (6) Personal service establishments. (7) Retail commercial. (8) Public and private automobile parking. (9) Recreational and cultural facilities. (10) Hotel/motel uses. (11) Public benefit uses. (12) Private clubs in conjunction with a mixed-use, commercial or hotel use. (13) That specific use of land and structures existing as of the date of the adoption of this ordinance provided such use was a permitted use in the CW District. The city's occupational license records shall constitute primae facia evidence of the specific use in operation at the time of adoption of this ordinance. Two (2) other classifications of use would be permitted under this subsection as follows: a. Warehousing and wholesaling in a completely enclosed structure(s). cec ,a 2� b. Service and repair establishments limited to dry-cleaning and laundry plants, business services, printing plants, welding shops, and light assembly/manufacturing. Such use(s) of land/structures would terminate upon conversion to any other permitted use in this section. (B) ACCESSORY USES AND STRUCTURES. (1) Customary accessory uses clearly incidental and subordinate to the principal uses and in keeping with the commercial character of the area, including warehousing but only as an accessory to a retail commercial use. (C) SPECIAL EXCEPTIONS. (1) Multiple-family dwellings as regulated in Article XI, section 6, RV-2-25 Multiple-Family Dwelling District, provided, however, that, multiple-family uses may be developed in conjunction with nonresidential uses. (2) Churches and schools. (3) Parks and green areas. (4) Sewer lift stations. (5) Child care centers. (6) Service stations as regulated in section 12, C-G (C)(2), except that all repair services shall be within an enclosed structure. (7) Utilities. (8) Bed and breakfast establishments as regulated by Article XIII, section 24, Bed and breakfast establishments. (9) Telecommunication towers and antennas, pursuant to Article XIII, section 26. (D) PROHIBITED USES AND STRUCTURES. (1) Manufacturing and industrial uses, freight transportation terminals, storage warehousing, and other activities of a similar nature. (2) Any use requiring outside storage of materials. (3) Warehousing. (4) Single-family homes and duplexes. (5) Automotive repair establishments and automotive sales. (6) Heavy commercial uses such as welding shops, paint and body shops, etc., and other uses not specifically or provisionally permitted herein, and any use not in keeping with the character of the district. (7) Package stores. (E) PERFORMANCE STANDARDS REQUIREMENT. No building, structure or land shall be used or occupied except in conformance with the performance standards as set forth herein. All minimum performance standards applicable to a use must be met, unless a variance or special exception is granted pursuant to Article XVII, sections 2 and 3 of this ordinance. The performance standards set forth herein shall be implemented through the site plan approval process set forth in Article XIII, section 1 of the zoning ordinance which shall apply to all uses in this zoning district. (F) TABLE OF PERFORMANCE STANDARDS. TABLE INSET: Performance Standard Minimum Requirement (1) Minimum Lot Area 10,000 square feet (2) Minimum Lot Width 100 feet (3) Minimum Lot Depth 100 feet (4) Maximum Building Height Unlimited (5) Minimum Yards: Front 20 feet 30 feet for lots fronting on Forest Avenue and Florida Avenue Side(Interior) 5 feet Side(Comer) 15 feet Rear 10 feet (6) Maximum Floor Area Ratio 2.0 (7) Minimum Parking Requirement Pursuant to Article XII,off-street Parking and Loading Regulations,provided,however,that • mixed-use developments may be allowed a reduction in parking upon a request by the applicant and subject to the approval of the city council through the site plan approval process. (8) Fencing Pursuant to Article XIII,section 5 and Article XIII,section 3(C);provided,however,that no fencing shall be allowed on the front fifty(50) feet of the property,or within a side corner setback,or in the case of double frontage lots, within twenty-five(25)feet of the designated rear side of the property. (9) Landscaping Pursuant to Article XIV,Landscape Requirements and other applicable sections of the zoning ordinance. (10) Pedestrian Access All developments must provide pedestrian access to the front of the building by sidewalk. (11) Vehicular Access Pursuant to Article XIII,section 4. (12) Residential Development in C-C Zoning District Pursuant to Article XI,section 6. (13) Minimum Floor Area Per Sleeping Unit for 400 square feet. hotel/motel development c.0 Performance Standard Minimum Requirement (t 4) Buffer to Adjacent Residential District Pursuant to Article XIII,section 3(C). (Ord. No. 25-85, § 1, 10-22-85; Ord. No. 7-88, § 8, 3-8-88; Ord. No. 17-89, § 6, 12-22-89; Ord. No. 16-90, § 6, 6-12-90; Ord. No. 22-90, § 4, 9-24-90; Ord. No. 4-98, § 2, 1-27-98) City of Winter Springs . -' ..1 .14 .. ''°. . 4 / f.. ' x`44, x..'4, .L 101_y- of .h,, -� -41V ....-= � .N1 Ott ,.,. , •• ,( -, _ ,art -e,�� ��. ,,V, •�I� ,.�.: �L� - � .!--4- hit _ tp � 1 1 1U\� �t w ., . I l j .-- — ..r- a... -,.. . .., - 4...,, ,.. ray,,. TOWN CENTER DISTRICT CODE TABLE OF CONTENTS I. INTENT I. Intent P 1 The City of Winter Springs seeks to create a town center based upon traditional standards for city building. In February, 1998 II. Administration the City of Winter Springs created a plan for the town center P.2 through a design session involving the community and a team of A.Town Center District Boundary Map p.2 design professionals. This Code is based on that plan. B.Review Process p.2 Traditional urban design conventions have been applied to C. Special Exceptions p.3 create a pallette of squares,parks,and street types that form the D. Site Development Agreement Option p.3 framework for the town center. These conventions are derived E.Comprehensive Plan Compliance from a number of sources in planning literature. Where Required P,3 approvals, interpretations and judgements are left to the discretion of City officials,these officials shall use the following III. Definitions p.4 texts for guidance as to best practices: IV. Permitted Uses p 5 Civic Art,by Hegemann and Peets; Great Streets,by Allan B.Jacobs; V. General Provisions The New Urbanism:Toward anArchitecture of Communuty,by P.7 Peter Katz; A.Corner Radii&Clear Zones p.7 AIA Graphic Standards,9th Edition; B.Alleys p.7 The Lexicon of the New Urbanism,by Duany et al,Congress for C.Exceptions from Build-to-lines p.7 the New Urbanism; D. Side and Rear Setbacks p.7 Shared Parking, by Barton-Aschman Associates, The Urban E.First Floor Height for Residential p.7 Land Institute F.Diversity of Building Widths 7 GAccessory Structures P.7 This document repeals the Town Center Overlay Zoning District H.Drive-throughs p.7 Regulations of June 9,1997(Ordinance#661)and September 8, I.Civic Sites p7 1997(Ordinance#676). Should any conflict arise between the J.Parking provisions of this Code and other local land development K. Single vs.Double Loaded Roads P.9 regulations for the City of Winter Springs,the provisions of this L. Large Footprint Buildings 9 Code shall apply. To the extent that this code is silent where P. other codes govern,they shall apply. M.Additional Prohibitions p,9 VI. Squares,Parks,and Street Types 10 A.How To Use This Code: A.Hierarchy of Squares,Parks, p 1. Determine whether your use is permitted in the Town and Streets p.10 Center. B."In Our Generation"Drawing p.l 0 2.Review the General Provisions which apply throughout C. Squares,Parks,and Streets Map p.11 the district. Squares and Parks 12 3. Determine which Street Type your lot fronts. (If you Street Types p.1 8 have a corner lot,you must determine the primary space or street based on the hierarchy on page 10.) VII. Building Elements p.26 4.Next,review section VI.for provisions about the Street Type,Square,or Park that corresponds to the lot. VIII. Architectural Guidelines p,29 5.Finally,review the Building Elements and Architectural Guidelines which contain specific rules for buildings. Town Center District Code Page 1 0 II. Administration / , A.Town Center District Boundary Map TOWN CENTER /. MIMI District Boundary . __-�.•: yy %J ii mw Imo County Enclaves(not in city) / . ` .1•l•i ..'-'j%/�4/1'- /-\:1"-• /1 e f ��p3 e••`\., . `� OUT ,/fr • .` P`r lr ilk- j 4~ D •; TOWN C4a ENTER ." . .tib 5 i /�, ` '' ` OUT , 1 7 \-. , ' TOWN CENTER I \ OUT .7" \ 1 z : 1 r Interpretation of the standards in this code shall be the Applicants shall submit the following items to the Land responsibility of the City's Development Review Development Division of the Department of Community Committee(DRC). The"In Our Generation"Illustrative Development for review: Buildout Drawing on p.10 in this Code and on p.6 in the adopted masterplan shall serve as guidance to the 1. A current Site Survey,no more than 1 year old. Development Review Committee with regard to the City's intent for land development in the town center. 2. A current Tree Survey,no more than 1 year old. The images contained in this code are meant to demonstrate the character intended for the Town Center, 3. A Site Plan,drawn to scale,which shall indicate: but are for illustrative purposes only. The accompanying a.Building locations and orientations,and text and numbers are rules that govern permitted landscape areas; development. b. Parking locations and number of spaces; c.Paved surfaces,materials and location(s); B. Review Process d. Site location diagram& legal description;and e. Signage. Applications are subject to review by the Development Review Committee. The Committee shall have authority 4. Building Elevations illustrating all sides of structures within reason for approving all aspects of site planning facing public streets or spaces. and exterior architecture, including aesthetic appropriateness,environmental implications,traffic 5. A parking analysis justifying the proposed parking impacts,and any other site-specific matters not solution(such as Shared Parking, by Barton Aschman delineated herein. Associates,The Urban Land Institute). Optional Preliminary Review: Applicants may,at their option,submit designs in schematic or sketch form to 6. Other reasonable supporting documents to indicate the Development Review Committee for preliminary intentions and/or any other items reasonably required by approval, subject to further review. the Development Review Committee. ,We 12 2000 Town Center District Code Page 2 63) C. Special Exceptions: D. Site Development Agreement Option: The City Commission may by special exception waive The City may enter into a Site Development Agreement strict compliance with provisions of this code. In granting with the user or developer of a property,relating to a special exception, the City Commission must fmd by development of a particular parcel or tract of land,and substantial competent evidence that: such an agreement may address such issues as impact fee 1.The proposed development contributes to,promotes and credits;a specialized or negotiated concept of design or encourages the improvement of the Winter Springs site plan development authorized or sanctioned by this Town Center and catalyzes other development as ordinance;infrastructure service credits or public-private envisioned in the Winter Springs Town Center participation in funding,design or construction;or other regulations. incentives based upon strict compliance with 2.The proposed development will not have an unfavorable requirements of this ordinance. The Agreement will be effect on the economy of the Winter Springs Town mutually acceptable to all parties. Considerations for the Center. City in deciding whether to participate in such an 3. The proposed development abides by all rules in this agreement will include compliance with the objectives code other than those specially excepted. Special and design criteria specified in this ordinance; limitations apply to Large Footprint Buildings demonstration of a cost benefit to City and developer; (greater than 20,000 square feet);see section V(L) consideration of development amenities provided by the for these limitations(page 9). developer. Such a Site Development Agreement shall be 4. The proposed development meets any reasonable adopted and be in conformance with the requirements of additional conditions,restrictions or limitations the Florida Municipal Home Rule Powers Act or deemed necessary by the City Commission in order Sections 163.3220 through 163.4243,Florida Statutes,as to preserve and promote the intent of the Winter to effect,duration,public hearing requirements and other Springs Town Center Master Plan. issues. Procedure for Special Exceptions: E. Comprehensive Plan Compliance 1.Approval may be granted only after a minimum of two discretionary reviews. The first review shall be Required: before the Development Review Committee,at which time the Development Review Committee All development of property subject to the Town Center shall review the project and provide to the City zoning designation and these regulations shall be subject Commission an advisory recommendation regarding to the Comprehensive Plan of the City of Winter approval,approval with conditions,or disapproval. Springs,Florida,and all approvals and land development The second review shall be a public hearing held permits shall be in compliance with the Comprehensive before the City Commission and shall be held no Plan. An amendment to the comprehensive plan has sooner than seven calendar days following the been proposed and is currently being processed by the Development Review Committee hearing. City. This amendment is proposed to increase densities 2.Requests for special exceptions under this ordinance for the area affected by these Town Center regulations; shall include each exhibit required in the however,until this amendment to the comprehensive Administration Review Process per section II,part plan is approved and adopted in accordance with state B of this code. In addition,the City Commission law,the City cannot lawfully assure any owner or user of may within reason require additional exhibits and any affected property densities and land uses not may defer approval of the special exception currently allowed or permitted by the City's application or schedule an additional public hearing Comprehensive Plan. or hearings to review those exhibits. 3. Special exceptions shall not be unreasonably withheld,but the City Commission shall have authority to require that the applicant satisfy any additional conditions it deems necessary to fulfill goals of the master plan,including reasonable offsite improvements directly related and proportionate to the specific impact of the request,or further review(s)and approval by the Development Review Committee. 4.The City Commission may grant the approval of an application for special exceptions from the code in whole or in part upon a majority vote of its members. hoe 12.2000 Town Center District Code Page 3 T III. Definitions Colonnade or Arcade: a covered,open-air walkway at standard sidewalk level attached to or integral with the building frontage;structure overhead is Accessory Structure:a building or structure supported architecturally by columns or arches subordinate to the principal building and used for along the sidewalk. purposes customarily incidental to the main or principal building and located on the same lot or set Dwelling Area:the total internal useable space on of attached lots therewith. all floors of a structure,not including porches, balconies,terraces,stoops,patios,or garages. Alley: a publicly or privately owned secondary way which affords access to the side or rear of abutting Front Porch:a roofed area,attached at the ground property. floor level or first floor level,and to the front of a building,open except for railings,and support Appurtenances: architectural features not used for columns. human occupancy consisting of: spires,belfries, cupolas or dormers;silos;parapet walls,and Garden Wall: a freestanding wall along the property cornices without windows;chimneys,ventilators, line dividing private areas from streets,alleys,and skylights,and antennas. or adjacent lots. Awning:an architectural projection roofed with Height:the vertical distance from the lowest point flexible material supported entirely from the exterior on the tallest side of the structure to the top of the wall of a building. parapet,cornice or eave. Balcony:a porch connected to a building on upper Liner Building:a building built in front of a parking stories supported by either a cantilever or brackets. garage,cinema,supermarket etc.,to conceal large expanses of blank wall area and to face the street Block: an increment of land composed of an space with a facade that has doors and windows aggregate of lots,tracts and alleys circumscribed by opening onto the sidewalk(see diagrams pp.8 and thoroughfares. 9). Parking garages and their Liners may be built at different times. Build-To-Line: a line parallel to the property line, along which a building shall be built. Exact location Lot:a single building plot; the smallest legal of Build-To-Lines shall be established by the DRC increment of land which may be bought and sold. at the time of application. Lot Frontage: the property line adjacent to the Building Frontage: the vertical side of a building frontage street. which faces the primary space or street and is built to the Build-To-Line. Marquee: a permanently roofed architectural projection the sides of which are vertical and are Building Volume:the space displaced by the intended for the display of signs;which provides exterior walls and roof of a building;a product of protection against the weather for the pedestrian; building width,depth,and height. It is the intent of and which is supported entirely from an exterior this Code to regulate building volume in order to wall of a building. shape public spaces that are human-scaled,well- ordered,and which maximize the shared real estate Primary Space or Street: the space or street that a amenity. building fronts. At squares and street intersections the space or street highest in the hierarchy is the Building Width: the distance from one side of a primary street. building frontage to the other. In conditions where buildings are attached,building width is the Stoop: a small platform and/or entrance stairway at distinction between buildings which shall be a house door,commonly covered by a secondary expressed via a change in architectural expression, roof or awning. such as a vertical element running from ground to roof,a change in fenestration or style,color or Storefront:building frontage for the ground floor texture,or a break in facade plane or roof line. usually associated with retail uses. These changes may be subtle or significant,but it is the intent to avoid homogenous blocks of Structured Parking: layers of parking stacked excessively long buildings. vertically. lune 12.2000 Town Center District Code Pager IV. Permitted Uses Loan companies Locksmiths Administrative public buildings Luggage shops Adult congregate living facility Manufacturing and assembly of scientific and Advertising agencies optical precision instruments Alcoholic beverage sales (package) Markets and stores, small Alcoholic beverage on-premesis consumption (Not exceeding 20,000 square feet) Alterations and tailoring Medical clinics and laboratories Amusement enterprises,private commercial Municipal Buildings Antique and gift shop Nurseries, plants, trees, etc., Retail and Appliances, sales and service wholesale Artists' studios Nursing Homes Automotive accessories sales Offices Bakery, wholesale and retail Outdoor signs sales offices Bathroom accessories Paint store Bed and breakfast inn Parking garages Bicycles, sales and service Parks and public recreation areas and facilities Bookstores, stationery, newsstands Pet shops and grooming Bookkeepers Photographic studios Butcher shop, retail only Physical fitness and health clubs Carpets,rugs and linoleum Post office Churches(with or without educational and Private clubs and lodges recreational buildings and facilities) Public restrooms Cleaners Public utilities and service structures Coin dealers Quick printers Computers,hardware, and software sales and Radio and TV broadcasting studios, excluding service towers Confectionery and ice cream stores Radio and TV sales and service Convention center Rental stores Corner store or neighborhood convenience store Retirement homes, including independent living without gas pumps through assisted living Dance and music studios Residential, single family(attached and Day nurseries, kindergartens and day care detached) Drug and sundry stores Residential,multifamily Employment agencies Restaurants Financial institutions, banks, savings and loan Schools, service and vocational schools(such as Florist and gift shops cosmetology, medical and dental assistant's Furniture, retail, new and used training) Government service facilities Shoe repair shops Grocers, retail and wholesale Sidewalk cafes Gun shop Snack shops Hardware stores Sporting goods, retail Health food Tailoring shops Hobby and craft shops Taxidermists Home occupations Telephone business office and exchanges Hospitals and nursing homes Theaters, not drive-ins Hotel Title companies Hypnotists Tobacco shops Inn Town Center marketing and sales center Insurance Toy stores Interior decorating and draperies Trail heads Jewelry stores Travel agencies Libraries Wearing apparel stores Juno 1;moo Town Center District Code Page Permitted Uses, Continued: Any other similar retail store or business enterprise not listed,that in the judgement of the Development Review Committee is not specifically limited to other zoning districts within the City and is consistent with those included above, and further, that will be in harmony with the spirit of the Winter Springs Town Center Master Plan. Uses Permitted by Special Exception Only Automobile repair shops(routine service) Bowling alleys Bus terminal Car wash Corner store or neighborhood convenience store with gas pumps Equestrian facilities Gas stations Launderettes and laundromats Printers,commercial Schools,private and parochial Skating rinks Stadiums and arenas Swimming pools; sales service and supplies Veterinary clinics(no overnight boarding) lune 12.2000 Town Center District Code Page 6/1 V. General Provisions E.First Floor Height for Residential: The following general provisions apply to all Residential uses on the first story shall have Street Types. finished floor height raised a minimum of 2 feet above sidewalk grade. A.Corner Radii&Clear Zones: F.Diversity of Building Widths: Corner curb radii shall be between 9 feet and 15 feet. Fairly tight turning radii shorten pedestrian No more than three residential buildings 20 feet or crossings and inhibit reckless drivers from turning less in width are permitted within any two corners at high speeds. To allow for emergency hundred feet of frontage. vehicles(e.g.fire trucks)to turn corners,a 25 foot radius Clear Zone shall be established free of all vertical obstructions including but not limited to GAccessoryStructures: telephone poles, sign poles, fire hydrants, Accessory Structures are permitted and may electrical boxes,or newspaper boxes. contain parking, accessory dwelling units, home _ ; occupation uses, storage space, and trash ' hPoTvia*,uneJ receptacles. Home occupation uses are restricted 25RdluarZaneLine— , f to owner plus one employee, shall not include G rb noxious or disruptive functions, and may not disrupt parking for neighboring residents. Accessory structures shall not be greater than 625 square feet in footprint and shall not exceed 2 B.Alleys: stories in height. Alleys are required in the town center to minimize H.Drive-throughs: curb cuts and to provide access to parking and service areas behind buildings. Alley Drive-through service windows are permitted in requirements may be waived by the DRC for the rear in mid-block and alley accessed access to detached single family residential lots locations provided they do not substantially greater than 55' in width in situations in which disrupt pedestrian activity or surrounding uses. proper streetfront orientation, pedestrian circulation,and parking can still be accomplished. M I j i--may-lo.n • Alley locations and dimensions are not fixed but : C 111 1 U shall be designed to accommodate the alley's Example Drive-through purpose. Additional curb cuts shall be added only ; Mid Brock nq. service area with the permission of the Development Review • Buudir g • " Committee. Alleys may be incorporated into parking Front Side of Buildings lots as drive aisles and fire lanes. I.Civic Sites: C.Exceptions from Build-to Lines: Civic buildings contain uses of special public Exceptions from Build-to Lines may be granted importance. Civic buildings include,but are not by the Development Review Committee for limited to, municipal buildings, churches, avoiding trees with calipers greater than 8 inches. libraries, schools, daycare centers, recreation facilities,and places of assembly. Civic buildings On corner sites(within 50 feet of the corner)with do not include retail 'buildings, residential Build-to Lines set back from the property line, buildings,or privately owned office buildings. In building frontage may be positioned forward of order to provide greater flexibility to create a the Build-to Line up to the Property Line, special architectural statement,civic buildings are provided it does not encroach upon the Clear not subject to Build-to Line requirements or Zone. Building Frontage requirements. The design of D.Side and Rear Setbacks: civic buildings shall be subject to review and approval by the Development Review No side or rear setbacks are required in the town Committee. center. June,+.'-000 Town Center District Code Page 7 J.Parking: streets to reserve room for Liner Buildings between parking structures and the lot frontage. 1.Parking Requirements The Liner Building shall be no less than two The intent of these parking regulations is to stories in height. Liner Buildings may be detached from or attached to parking structures. encourage a balance between compact pedestrian oriented development and necessary car storage. The goal is to construct neither more nor less 5.Access to Off-Street Parking parking than is needed. Alleys shall be the primary source ofaccess to off- There shall be no minimum parking requirement street parking. Parking along alleys may be head- in the Town Center. The applicant shall provide a in,diagonal or parallel. parking analysis justifying the proposed parking solution. Alleys may be incorporated into parking lots as Minimum parking space dimensions for head-in standard drive aisles. Access to all properties aor diagonal parking shall be 9'x18' with 11 foot betweent parking loto the ts acroshall ss propertye Accessained. lines is also drive lanes (22' for 2 way traffic) and parallel encouraged. parking spaces shall be 8'x20' minimum with 10 foot drive lanes(20'for 2 way traffic). Alley_1110. Parking shall be provided as necessary to meet the11111 H l T I t requirements of the Americans with Disabilities J ) I I I I I I I 1 Act and Florida Accessibility Code. • 11111 � � r• 2.On-Street Parking ,,, , The selection of diagonal or parallel parking • L � iz�.; ° i along any section of road shall be determined in proper-ry-› - - Line Front Side of Buildings..„) consultation with DRC. In the event that DRC curb--> approves diagonal instead of parallel parking, dimensions should be adjusted on pages. 12-24. il---Frontage Street—÷ 3.Off-Street Surface Parking Lot Placement Corner lots that have both rear and side access shall access parking through the rear(see diagram Off-street surface parking lots shall be set back a below). minimum of 50 feet from the property line along ♦_ Alley —► the Main Street. DRC shall have discretion to _ _ _ _ 14. t make this requirement applicable elsewhere on 4 prominent frontages,such as along key pedestrian connections, within significant vistas and within : important public spaces. Outbuildings serving as V 04 ©1 �_� garages facing alleys shall be permitted withint56 1 this setback. Surface parking lots may be built up , Ltiaiiitii. to the property line on all other street frontages. property—*•••-••-••-••-••-• r°`` 3'' Line Front Side of Building \\ �U�F� \ Curb- \�` \\�' �—Fronts e Street—0* \ Parking Structure 9 0\ �� L/ / Circular drives are prohibited except for civic N• + buildings. t;.,- ,y 'Liner"Buildings g r � 7, 4jo� r.►/ *'° `� i/ Primary Frontage Garage door(s) shall be positioned no closer to �`. /> streets, squares or parks than 20 feet behind the / principal plane of the building frontage. Garage doors facing streets, squares or parks shall not 4.Structured Parking Lot Placement exceed 10 feet in width. Where space permits, Parking structures shall be set back a minimum of garage doors shall face the side or the rear,not the 50 feet from the property lines of all adjacent front. June II 2000 Town Center District Code Page 8NI 6.Parking Lot Landscaping Requirements: Landscape strips of at least six feet in width shall a. Buildings may be one story in height on any be provided between parking isles of either head- frontage except Main Street and Market in or diagonal parking. Tree spacing in parking Square, but shall be at least 24 feet in height. lots shall be determined by the City Arborist based This may be accomplished with Liner upon tree species and location. The objective is to Buildings or higher ceiling heights and/ or create as continuous a shade canopy as possible. parapets. A diversity of tree species across the Town Center b. To encourage use by pedestrians and decrease is encouraged. To minimize water consumption, the need for solely auto-oriented patronage, the use of low-water vegetative ground cover Large-Footprint Buildings must reinforce the other than turf is encouraged. urban character of the Town Center and shall therefore continue a connected system of walkable street frontages. 6 ft.min. �� '=. ���' c. Buildings are exempt from maximum lot size Fr 7 r restrictions,however building footprints may not be larger than a single block. In lieu of landscape strips, landscape islands can d. Loading docks, service areas and trash be provided. No more than 6 consecutive parking disposal facilities shall not face streets,parks, stalls are permitted without a landscape island of squares or significant pedestrian spaces. at least 6 feet in width and extending the entire i' ..; ,` length of the parking stall. Aminimum of one tree `?'��• '�'� '" j shall be planted in each landscape island. ;. , , '` !■► par ` :+ w;; td.,,3.1 / 1! i.� m x. ` r. :.tl N,a r o44 1t ,:4 I* NIP 0 II 'ti f-.) , Alit.4*- . „. Att: 4 r° 'Desirable, ' 4.r�" min r K.Single vs.Double Loaded Roads: -- Large Footprint Buildings are wrapped in a Segments of single loaded Edge Drive are liner of smaller buildings with doors and designated for portions of the masterplan in order windows facing the street. to provide public access to significant natural areas and to enhance these significant natural areas by facing them with the fronts of buildings. Single loaded Edge Drive may, by special ,.,Ipu psi' , , � ' exception, be replaced with a double loaded . i► 04l , E —... e alternative. Double o '. ., ble loaded roads may be ____._. appropriate in locations such as:where there is no significant natural view, in circumstances where no significant negative visual impact will be created by having the developed properties back Undesirable up to the natural area or park space, or in other Large Footprint Building has blank facades and locations where it is deemed to be in the balanced sits behind a field of parking. public- private interest to incorporate double loaded roads for the economical use of the property. M.Additional Prohibitions: L.Large Footprint Buildings: The following are prohibited where visible from Buildings with a footprint greater than 20,000 parks,squares and primary streets: square feet may be built within the Town Center *Coin operated newspaper vending boxes District by special exception only. Such buildings * Utility boxes and machinery including but not must abide by all rules in this code with the limited to: backflow devices, electric meters following special limitations: and air conditioning units. June 1z2000 Town Center District Code Page V. General Provisions E.First Floor Height for Residential: The following general provisions apply to all Residential uses on the first story shall have Street Types. finished floor height raised a minimum of 2 feet above sidewalk grade. A.Corner Radii&Clear Zones: F.Diversity of Building Widths: Corner curb radii shall be between 9 feet and 15 feet. Fairly tight turning radii shorten pedestrian No more than three residential buildings 20 feet or crossings and inhibit reckless drivers from turning less in width are permitted within any two corners at high speeds. To allow for emergency hundred feet of frontage. vehicles(e.g.fire trucks)to turn corners,a 25 foot radius Clear Zone shall be established free of all vertical obstructions including but not limited to G.Accessory Structures: telephone poles, sign poles, fire hydrants, Accessory Structures are permitted and may electrical boxes,or newspaper boxes. contain parking, accessory dwelling units, home • occupation uses, storage space, and trash "°N°�' ' ' Iw°F4:4;tiny receptacles. Home occupation uses are restricted 251id1UeClear Zone Una to owner plus one employee, shall not include Peer Zone Curb noxious or disruptive functions, and may not disrupt parking for neighboring residents. Curb Rediue c9 15' Accessory structures shall not be greater than 625 square feet in footprint and shall not exceed 2 B.Alleys: stories in height. Alleys are required in the town center to minimize H.Drive-throughs: curb cuts and to provide access to parking and service areas behind buildings. Alley Drive-through service windows are permitted in requirements may be waived by the DRC for the rear in mid-block and alley accessed access to detached single family residential lots locations provided they do not substantially greater than 55' in width in situations in which disrupt pedestrian activity or surrounding uses. proper streetfront orientation, pedestrian iii circulation,and parking can still be accomplished. [mmHg n Alley locations and dimensions are not fixed but ' U 111111 U ' shall be designed to accommodate the alley's Example l Drive-through purpose. Additional curb cuts shall be added only ; Mid Block , .mer service area with the permission of the Development Review • _Building Bum, Committee. Alleys may be incorporated into parking Front Side of Buildings lots as drive aisles and fire lanes. I.Civic Sites: C.Exceptions from Build-to Lines: Civic buildings contain uses of special public Exceptions from Build-to Lines may be granted importance. Civic buildings include,but are not by the Development Review Committee for limited to, municipal buildings, churches, avoiding trees with calipers greater than 8 inches. libraries, schools, daycare centers, recreation facilities,and places of assembly. Civic buildings On corner sites(within 50 feet of the corner)with do not include retail buildings, residential Build-to Lines set back from the property line, buildings,or privately owned office buildings. In building frontage may be positioned forward of order to provide greater flexibility to create a the Build-to Line up to the Property Line, special architectural statement,civic buildings are provided it does not encroach upon the Clear not subject to Build-to Line requirements or Zone. Building Frontage requirements. The design of D.Side and Rear Setbacks: civic buildings shall be subject to review and approval by the Development Review No side or rear setbacks are required in the town Committee. center. ,�t;2000 Town Center District Code Page 7 Y/ J.Parking: streets to reserve room for Liner Buildings between parking structures and the lot frontage. 1.Parking Requirements The Liner Building shall be no less than two The intent of these parking regulations is to stories in height. Liner Buildings may be detached from or attached to parking structures. encourage a balance between compact pedestrian oriented development and necessary car storage. The goal is to construct neither more nor less S.Access to Off-Street Parking parking than is needed. Alleys shall be the primary source of access to off- There shall be no minimum parking requirement street parking. Parking along alleys may be head- in the Town Center. The applicant shall provide a in,diagonal or parallel. parking analysis justifying the proposed parking solution. Alleys may be incorporated into parking lots as Minimum parking space dimensions for head-in standard drive aisles. Access to all properties access or diagonal parking shall be 9'x18' with 11 foot between parking lots acroto the alley shall ss property linese maintained. is also drive lanes (22' for 2 way traffic) and parallel encouraged. parking spaces shall be 8'x20' minimum with 10 foot drive lanes(20'for 2 way traffic). .4--Alley.----10i. i Parking shall be provided as necessary to meet the 11111 11 l ' t requirements of the Americans with Disabilities i U11111 11 1 ' Act and Florida Accessibility Code. : • � IIIIII • iII II 2.On-Street Parking 1 The selection of diagonal or parallel parking [TL rhji.tmLi along any section of road shall be determined in Property—>.••-••-••-••- Line Front Side of Buildings consultation with DRC. In the event that DRC Curb—> approves diagonal instead of parallel parking, 4--Frontage Street—i0 dimensions should be adjusted on pages. 12-24. 3.Off-StreetSurfaceParkingLotPlacement Corner lots that have both rear and side access shall access parking through the rear(see diagram Off-street surface parking lots shall be set back a below). minimum of 50 feet from the property line along the Main Street. DRC shall have discretion to ~_ Alley make this requirement applicable elsewhere on : , prominent frontages,such as along key pedestrian • connections, within significant vistas and within •: in important public spaces. Outbuildings serving as i. "1e '; garages facing alleys shall be permitted within Dui 4 Corner 1 this setback. Surface parking lots may be built up . euilding to the property line on all other street frontages. Property_•:.-••-••-••-• -•• • � \•\\\ Line Front Side of Buildings / I( / \\ \\ Curb— .. `� ,. i K. 777 r % Parking Structure 4 Frontage Street-0' '� nuc.. ' ; /2 `` .S�S; i // Circular drives are prohibited except for civic '< 4 ��/' ' ` y� buildings. / �; °i1 Liner"Buildings g \ Vit. 4*. i '/ Garage door(s) shall be positioned no closer to Primary Frontage •N tai streets, squares or parks than 20 feet behind the 0 principal plane of the building frontage. Garage doors facing streets, squares or parks shall not 4.Structured Parking Lot Placement exceed 10 feet in width. Where space permits, Parking structures shall be set back a minimum of garage doors shall face the side or the rear,not the 50 feet from the property lines of all adjacent front. June 12,2000 Town Center District Code Page 8 1 • 6.Parking Lot Landscaping Requirements: Landscape strips of at least six feet in width shall a. Buildings may be one story in height on any be provided between parking isles of either head- frontage except Main Street and Market in or diagonal parking. Tree spacing in parking Square, but shall be at least 24 feet in height. lots shall be determined by the City Arborist based This may be accomplished with Liner upon tree species and location. The objective is to Buildings or higher ceiling heights and/ or create as continuous a shade canopy as possible. parapets. A diversity of tree species across the Town Center b. To encourage use by pedestrians and decrease is encouraged. To minimize water consumption, the need for solely auto-oriented patronage, the use of low-water vegetative ground cover Large-Footprint Buildings must reinforce the other than turf is encouraged. urban character of the Town Center and shall therefore continue a connected system of walkable street frontages. 6 ft.min r'. .IIP,,7411 c. Buildings are exempt from maximum lot size restrictions, however building footprints may not be larger than a single block. In lieu of landscape strips, landscape islands can d. Loading docks, service areas and trash be provided. No more than 6 consecutive parking disposal facilities shall not face streets, parks, stalls are permitted without a landscape island of squares or significant pedestrian spaces. at least 6 feet in width and extending the entire , length of the parking stall. Aminimum of one tree shall be planted in each landscape island. ' ? z'' ' ;. ~'e.I :.s all. _jai. ,k,- �. !. l` i, i t, +!r tr } l "I i n min t ;9W'S} 6y Desirable, . K.Single vs.Double Loaded Roads: Large Footprint Buildings are wrapped in a Segments of single loaded Edge Drive are liner of smaller buildings with doors and designated for portions of the masterplan in order windows facing the street. to provide public access to significant natural areas and to enhance these significant natural areas by facing them with the fronts of buildings. , _,,, Single loaded Edge Drive may, by special 1` y + , 1 , l i exception, be replaced with a double loaded I k� ; I alternative. Double loaded roads may be appropriate in locations such as:where there is no significant natural view, in circumstances where no significant negative visual impact will be created by having the developed properties back Undesirable up to the natural area or park space, or in other Large Footprint Building has blank facades and locations where it is deemed to be in the balanced public- private interest to incorporate double sits behind a field of parking. loaded roads for the economical use of the property. M.Additional Prohibitions: L.Large Footprint Buildings: The following are prohibited where visible from Buildings with a footprint greater than 20,000 parks,squares and primary streets: square feet may be built within the Town Center *Coin operated newspaper vending boxes District by special exception only. Such buildings * Utility boxes and machinery including but not must abide by all rules in this code with the limited to: backflow devices, electric meters following special limitations: and air conditioning units. lune 1..'_000 Town Center District Code Page 9 4/CV VII. Building Elements A.Awnings &Marquees: B. Balconies: iiiiiu j '. iiiiiioiiiii Depth= 5 ft minimum. Depth= 6 ft minimum for 2nd floor balconies. Height= 10 ft minimum clear. Height= 10 ft minimum clear. Length= 25%to 100%of Building Front. Length= 25%to 100%of Building Front. The above requirements apply to first-floor Balconies shall occur forward of the Build-to Line awnings. There are no minimum requirements and may encroach within the right-of-way, but for awnings above the first floor. shall not extend past the curb line. Marquees and Awnings shall occur forward of the Balconies may have roofs, but are required to be Build-to Line and may encroach within the right- open, un-airconditioned parts of the buildings. of-way,but shall not extend past the curb line. On corners, balconies may wrap around the side Awnings shall be made of fabric. High-gloss or of the building facing the side street. plasticized fabrics are prohibited. Ai9} � .• 0, I ', ' ippr , , w,,,,,,,, \ IL Kir-• A , n ..,. , ' , os - aid' .. ,t 6 _ + 1; , _ It �tra . _F ffi € r li i Illiale ......, I � . ,.i 're . .,.., ,,,, am .1 I 1 I i HP 111 c i 4 1 %'‘''' 1 i ,"" , ,, , -,..,,,,,,--, ..i44 r • ,_ . -.„. _ _ _,may 0 ,. .n.,,. <S "0 p.:1 W.: r i4; j, lune 12.2000 Town Center District Code Page 26 CW) i C. Colonnades/Arcades: D. Front Porches: imi hh11\ I ii E 11M 5 P Iii IIIIIIII IIIIIIIIII IIIIII_ iIIIIIIIIIIIIIIII I e. Depth= 10 ft minimum from the build-to line Depth= 8 ft minimum. to the inside column face. Length= 25%to 90%ofBuilding Front. Height= 10 ft minimum clear. Length= 75-100%of Building Front. Open multi-story verandas, awnings, balconies, Front Porches may have multi-story verandas and enclosed useable space shall be permitted and/or balconies above. above the colonnade. Front Porches shall occur forward of the Build-to Colonnades shall only be constructed where the Line. Porches shall not extend into the right-of- minimum depth can be obtained. Colonnades way shall occur forward of the Build-to Line and may Front Porches are required to be open, un- encroach within the right-of-way, but shall not extend past the curb line. airconditioned parts of the buildings. More than 25% of the floor area of a porch shall not be On corners,colonnades may wrap around the side screened if the porch extends forward of the of the building facing the side street. Build-to Line. PP' - ., 7, pppowpgro., : ,, ..:.....„-i Inv . II t y! , -4- wbatipot Att-,,,.: , r 0' Ifi}` ; i r .. y iVl I . r - ___ .11 ---,- . . 1 ......,_17,1.477--.-..--:.--____. 1 ,,n 'Aik, . .',., '..7.=S-CI. . . 01 Eg `! -7' LS r.. ( S ! I, F ,.,. . t _ y a: e rn';fflEfffil'ltlff.ff!!!!F�!!t!!!!!!:P!,�! S lt�Laik?d,1� I �, ',,'�•4Y i �, 1,11 1�, ,, u 4. Arn, PI ''' '-' * I lune 12.2000 Town Center District Code Page 27 e- E.Stoops: 1 I Depth= 6 ft.minimum Length= 5 ft.minimum Stoops are permitted and may occur forward of the Build-to Line. Stoops may encroach within the right-of-way with approval. Sidewalks shall have clear access for pedestrians. Stoops may be covered or uncovered. . L Y "at L ili '"""Yl't s.''' is W:. i. f i•. .,� )� ? 't?!l J-4-5 � ; Car, .- 'g., IJ ff `r 4 , Vii' y kE:��t , ;F 0. I . : ,,..„41 '� ),me 12.2000 Town Center District Code Page 28�) V ' F.Signs Examples of Signs Flat Against the Facade: 1.Genera,iRequirements *All signs shall be subject to a Discretionary Aesthetic Appropriateness Review by the DRC i in order that signs are consistent and in harmony with the Winter Springs Town Center. The DRC The sign is centered shall use graphics in this section as non-binding --_ e' within the arrangement ofthe symmetrical r M of the guidelines, but shall make a determination of ' ,, <_ window above and appropriateness on a case bycase basis. l TiViC.„l 61.- ^ '.� � �1;.. , shopfront below *Signs shall be flat against the facade, mounted -- projecting from the facade, or mounted above Internally lit letters the top of the facade. Free standing monument . d t signs are permitted by special exception along I ;; ; I '' State Road 434 frontage. *Signs shall be externallylit. Individual letters ers and symbols may be internally lit or back-lit. 11;1_� I '�Internally lit letters �. 2.Finish Materialst. The sign _.. E runs horizontally -- . � - *Wood:painted or natural along the expression line 1,j ? *Metal:copper,brass,galvanized steel *Painted Canvas i *Neon Paint/engraved directly on facade surface f ` `` _..r Lamps for external 3. Configurations lighting vN1INn li htin *Maximum gross area of signs on a given facade The sign is centered above shall not exceed 10% of the applicant's facade ..' the main entrance at the area. 191) 1 top of the facade *Maximum area of any single sign mounted perpendicular to a given facade shall not exceed Lamps for external 10 square feet. lighting *Signs shall maintain a minimum clear height The top edge of the facade above sidewalks of8 feet. is sculpted to create a special focal spot for the Desirable " ` sign •Signs are coordinated fl with the building andstorefront }t3 1� Elegant and reserved cast bronze address plate located at pedestrian eye level ^�•T z x INUELIMEN Sign painted directly onT. . the facade above the main ���maw entrance II Undesirable rill.1111111 ILCOX BUIIA 'Building signExternal lighting conceals the cornicediscreetly located above 7 J �[]I •Over-variedsign the awning shapes create visual --�- - I mmommilimmom confusion Internally lit plastic signs •Awning sign covers 7 are designed for the"strip", ® ER the masonry piers g°EA -r-.7 1, R- C not a pedestrian oriented — •a •Sale sign too large -I C,•1 J k�, --�. �'"" town center for storefront and �4 ,�.��`�, iIii S44L i t Poorly placed in . TACO fi�"`vie`; display window srt. _`a • im MI lune 12.2000 Town Center District Code Page 32 Examples of Signs Mounted Projecting from Examples of Signs Mounted Above the Top of the Facade: the Facade: � -= Signs projecting from the .0,: - Discreetly located external ` y" ` lighting i 4,0:0 ti ?Pro ` tops of buildings are = *ril highly visible from a great Sign painted on the face of a. '° ,x,. 1 ;.y �- �- �, � distance ``,--- a canvas awning over r ' y P l' 1',I,t t '..1 . ��� ^,�` entry `$' ` NI ,iR, 'I Neon signs can provide a—* YUb: warm glow,enhancing This distinctive sign,madeat night time pedestrian .e of individual letters i activity r.:, _ projecting from the front 1 - of the facade and % extending above the „R 1- , cornice line,is memorable 1 ,i' to shoppers and is highly t111111 c .11 visible from many 'a •.• directions t 1' Signs on the sides of �.Fa awnings are directly in the A second lower sign i line of sight of pedestrian , �- • y:: marks the entrance to the customers r',a,,,.,y store „� a 1 Vertical projecting signs Projecting signs which are highly visible far down .... •' I y " break the skyline are the street _.. it, __� visible from a variety of A lower marquee sign v distances and serve as caters to people on foot 'ei _►cam r beacons to customers and in cars passing :`� when lit at night directly in front of the u ` venue - 1,1, iN , A sign extending from the - 1 11 I comer of a building is Signs projecting above the highly visible along two 4,1 streets roof stand out against the !� !0 A second lower sign architesky, ctural flair to a \'‘:.ing an �I\ V 1 -� z y catches the eye of shop's identity U )j pedestrians passing in ;,,:°s-- front of the entrance , i. � : , t'�D Pole mounted signs are Signs hanging from the N• designed to fit in deep ceilings of arcades suburban setbacks and are command the attention of not appropriate for pedestrian shoppers pedestrian-oriented i.H 'i environments Monument signs fit within 'AT the deep setbacks of Billboards cater entirely to GOOD FOOD t4 AE(F:ApOV FII ^ • f y». strip motorists traveling at high . , HER:. ;� suburban development to direct speeds '; NI �` - . f . motorists to stores set too __ far back June 12.2000 Town Center District Code Page 33 _.. G.Windows,Skylights,&Doors: 1. General Requirements Rectangular window openings facing streets shall be oriented vertically. The following accessories are permitted: Shutters (standard or Bahama types) Wooden Window Boxes Muntins and Mullions Fabric Awnings (no backlighting; no glossy- finish fabrics) 2.Finish Materials *Windows, Skylights, & Storefronts: Wood Aluminum Copper Steel Vinyl Clad Wood *Doors: Wood or Metal 3. Permitted Configurations *Windows: Rectangular Square Round (18" maximum outer diameter) Semi-circular Octagonal *Window Operations: Casement Single-and Double-Hung Industrial Fixed Frame(36 square feet maximum) *Skylights: Flat to the pitch of the roof *Door Operations: Casement French Sliding(rear only) June 12.2000 Town Center District Code Page 34 L Dorsky Hodgson + Partners Winter Park Village i • • Winter Park, Florida • c p �I ;; —n l Left Main street plan of '*r ti y .. r.----.......„.• ! ". i in.. , ; : as:.,<- 4 f ! g 4 the 46-acre site. 11s-eir . y f �< fa... e i�°i y I J \�- j s a j�� Below left Retail block �t+y'`'.T ii x �,ID d,: ' .' ::-2. t ' • • � R a + ...,,,-,9 ��p r• 1 E s b�, facing landscaped plaza. � w Ci * II, b;;6-,,.:, ! � ? i �a°nIm Right Street fronts with �� _ `�* aII o 40. a o—e II meati.7-,,' �� ci r 0- �'-51 characteristic cornices, ,,Wg k.,u s 0 !tf..• . _ t ' e ' :• ,• y 450100 - n-_e ll�� ~t S5.......`"6"T p 6_-0 it /. W\ 1.1‘.--. `,- IP 4,, '�� r =r s' I 4 1.,:....__; balconies,and awnings. `� � ' kit :n ',: 7 f, •_ ; t 4,111,4 'k ?�a� * ALUAJ Beow rght foun % �and articulatedt storefronts. R' ' aIlk, 1 Photography:Philip s —`0 Irv, �6 Eschbach. :gni sr�' y r G +$,fusc�n gull firR -• K -1,-':71,,,,:;..- -;0_42_14111,4,4:1.:=,4 -411 4 . . w. ... • r.e '- *- ,v' `rbc" .d• E .t. . ,- '' sse `. �\ J- - • :- wa ti . '�• i► s t� .. ( c tea. M ' � p} %,j 1 410 � ' vl �v., ' � �..,� ANS.. . I _ .t\ ,,.�'� t ..74C1. .V• .L` �'''ji. / 4t-..:,L �4 r� N• -�, - L l '.'11. 1.....• yjr� i ` �--.. Y}y.1. I� j'�1 'ry _ r 4 r.. � •'--..--.. - MARTINI , ;,k ::k.�•.4• :t'; '•ailr "- -: The architect responded fountains and seating, 'WTI�5j1 <„may Y to the design challenge The entrance element _ 3rtfl'V' "'P '"' •1 1 s 1I by transforming an for the 20•screert ,� 3->S---1 - Y3 S a aging enclosed shopping dnema,reminiscent of c ,y t {�� ', 'p Yy/{`. '+ :.. 1._._. q mall into a"Main several Classical �« �' c ) l•` r �j+ 4 '` "' 3 Street"environment,in architectural motifs, • * ( qT n r _ the tree shaded Orlando provides a focal point '�' "°� • , '� ' -' _` -L, �, { !; i suburb of Winter Park. for the development. VA— �t•� - , i r.a._kg z ` _ „^_, ,•s,.,_ i. ' ---.= I`r Every existing structure Other facilities in theAIL — _ =r s ^� ' '� e' m '�A t ` , '� on the 46-acre site was 520,000 sf redevelopedINEWP _� \ ` lia �. r ® '" a; -:'*:.7-,--� _+4� �� Y s demolished except for center include • _ i� __4.--....4&--• t_•i 4y, - ` �;„;:;-,...t..!,'4.,• 1,-_.; `� �� Left ilk Cinema entrance I/� I —I —� • I " i MB the two-story professional offices, ;;: z ..� - i department store restaurants,a 'o '.. •• _ - ul scaled to provide a focal • e t - _. 1--":17111-1161"11- . 3 4 anchor.The new plan supermarket,apartments t point at the end of b. . ... �, creates two'Main and a variety of retail f R" 1 E street axis. '"It'/ f#, P --I- , T • "k• f 1 Pacing page:Winte .4',-4.;'--...,,,,,,.' �i a' Streets'accented at shops.Throughout the ,i` I_ g P 9s .P Raz their intersection bya complex,bold parapets _�I�k� zlikligi Nor t Park visitors refresh at a •t. ;•r> ` 3 ',.� �, k r>' �• •f i,•, ;,;, :,� «' landscaped exterior and pediments above r a ' r ; charming sidewalk café. I ia- ,, �'_- +�� '-r::> :ti..-x•• w "-...1...z.';;':-- --a, . i h ''« piazza that links the prominent second-story j i I v �y t ' v :.-,,:-...---::,-,r,...,..,,,,,...- centers anchors,and windows sustain the I ;•,� / �� r S.,.'-.4: s<,«r- ' w �^si ' "` ��t provides customer image of a traditional .1....411./r. Cj�i 7. c ,k •-••-*--':...-... .." ` : amenities including American townscape. Er Z 4 -+..' ' '� 2..7. .-t. =s' 68 a .s • ... > F� .a ` "X. ...7,-; a fi: Y5 . -1,4'444, �"� � 6.:.0 a .... .... �. :s.s,i.,nd=:4� _.:.. + .a.:_:l� � i ••ii itis ""„"6 r t Elkus/Manfredi Architects Ltd CityPlace •• I_ ;� Nlest Palm Beach, Florida t� ; ' t "`°�1 i ,, I �' ' 4 I1f 11IF I l; ; 1111�II, 119f1i t :14.1.44 y' ou - j- ,1 ' R •..ate. 'E .y.,.'..qa.� lOr_'. i1•Q4�N ACA��f • • 1.4:11.,...' < ,t+. it, s 4' ` t ;N; �'Y -• mak' .". -y.` _ -0 + ;' J Cana private develop- .k • T Le-/ kms, ment of almost 3 million • ,;c, , ,• J ill '_ p L � { I-__ _ ,41 , 4c.�1 q � mrrMu y�o w square feet be integral• I • ;t ! r '!c - ;r®1�;�,:`• '¢ F--- _♦ a _, f ed into amid-sized ci s ,{ .a:i t. F ,„,. i': ;iii a ,�1'.�iq ,.. I Y •I city :� 1,4:13:;;. xr t t -Al ' L. a z •��•..,.,a_. 1 4s'»"wnn' like West Palm Beach? , e' o x r x:` ••-,,, 4. c 7.c ,.�. _ _. SIL _a �. a� Sr 3,. The first phase of I- ., +'`c: ! ”r,---,- . - r=: :- • ee w 1'�\ i f�, •.. -r.. _[t ibuu;.� CityPlace, mprtsingow '' i.z r +�'` . f , - * CO `� ,�s� just about half of the } ka`. -:ger < • "l ' 1-1,441/4-6-'' -11.1.01- final build out shows a' > .i s .,`, — `+.�-^-... s kt re,',-.4,--,,,, ... _.,„,..,,,,z.„,,---,..„_. how it can be done. c 3 . '• -- Q !)wI ,, ��� /_.1 .1.21 Start with a thorough .�`. .� V .. ' _ ' BELA ^�_ kf' mix of uses:retail • +T �t+�++rM+e • r K '• II'M $'�' -it i (78 shops totaling w , ;fes' k f •• tP ` i o ,® 350,000 square feet), ,1 �� z.,'. il ' r i. I f, , restaurants(10,totaling — i z. . u r ' 'L et),cine- - .... 2 OOsquae - P .. _ _ ,;..., lite 1k -a4" ma(20 screensf 80,000 -• --� 3 .. '',c : _ < .` •• a 7 rl'�, �. „,....7,--,,:,74`4.- ..:,. square feet);residential -w - •t` z •k. ` -r t �"'i`- ....,w”e.�,.. M .,.r., �0,-- •n,eai, � • ,kua.",1„ ■n<aa,r n.,w,"�y ®e".m, j. � k,<, i - � <-"''' A .{ -i•.}��- ` ~ (586 units,702,000 :t square feet),a perform . r ,. a1 ?, p � a- ,. r - ' _ :;i ance hall(500 seats, if aF• vim` r . `+>�" • P A 1 1,000 square feet),Plus z 1 s � ` , ' 188,000 square feet of - �; t - g ;+ a d .,-. n� t retail arcades and other � ''� * •T r ► '� • t enclosed common areas. -,P."-",..1,..0- ill 1 All of this is built along ? tl (-i1 Q ,,� existing streets,in strut `\ Sc -; r tures two to four stories e,, ; - 3'� ' Above:Plan,with first high,that adjoin the c� r< phase at right centered existing downtown and "- -: ` • • yy on renovated church and extend its urban pattern r- . �� ' laza. t wa Nr - Manyof the apartments, i "'� P f P ', rte- µ ` , Right Plaza and church, _ c n including56 live/work +� r; z ' • • "" ' now The Harriet Himmel i* r ,.,, .y. units,are above street- '.x::::'. .- ,• • �, i=r s.r �.� ' ..zs'._ ase... Gilman theater. ^ � front shops.Parking s � < Below right:Street 4 n a •-4 ti'l 9 ,, r f structures for 3300 cars �) t corner at theater. 1...1.=7- - �' " �_ �' s'3 I �,;�-. �lhY n z are inside the blocks or x ~c . ., Facing page:2,500-sq•ft -.• ;`'5" �: „- back up to main traffic .-'v � � >• fountain in plaza. +' it- y, a � v` Below:Palladium Plaza -�':r. .e. � arteries,behind broad , ••:.-- > '•. v u•. .s �1�Rry° F.' landscaped bands.The • -� ^4..44';4-1"6-0--." ` at night keystone of the develop " x'• w -i ".b 4 � .;';',1,,+! ment is the reuse of a c '� • •, y large Mediterranean n i >; , -�,: ' �' -a I a ! style 1920's church at the ti..?". ": - F o- <a '4 •" w9`-`d rte. `£- t ' ! center of the 72-acre a• .. x $ aR ` r` y ✓ ■o - I `-- _ Y ' -- - area as a live•perform• >• „<'6: .'at ' ,, • ,s t_s - ,wyi` _z... :.'# s ��, :« ,•fz ' K •# • ,; x�z. r`a %� ante theater.A plaza ' M"'t;'�r b - r a .rA r'y i 0. ' r ' developed around this �` It? ? }t .4.,1- k r ri� a rstr.! `� CC r"' V _ landmark includes a . L. `• s r ,cz - r �, ',liJ c f 1 .i j large fountain pool that _ • ' ( a ;>.ct'.a7"&�, `;'" ,;;.*,�-R v^f' �• '�^' 1E r+• t 4.47.. : Fig reinforces the drama of . _ ; '~ _N;.- • , ...ti .1 ` 2., 'i-`_ X tie • ir.;- -:4� - '14-t. - ,• "I..• ` f y • >G^1 a . r r,• 6„....,1,.. ii_lf ‘ .. ...„. „,..; ,..1 .,..v. , ,,:i ,,,,:t .. .. ,-�• ll. °-pd` T. , • ' , 1 . 1 '-- ii ' ?•/ = 3r a.,=',.,,,p : yi - - -,-,:-. ,,„,,,,,,,r_ : „ -..../.,,,-.,.._,:_zi,,i,....„,,.-.74-..:7...:,.: :t. - , -. 4,,T,',- '.4,1*.:* ",' ' .%fi _ ' �„ �, i<'> pp'� 1 ::'47...gds ;rd° ti 7`t +r•• d .t. ilj • - f '•Y , 1 i .`; i i —" r � K'. %� P � fi• 1 �tr . '! ` .-f ®!, the space,in contrast to will consist of larger ,..:.g...'''.--"- --',...' e Left Mixed residential c r r • the relatively intimate scaled buildings along I r`a and commercial along l qualities of the foliage- broad Okeechobee i r I % '� Rosemary Avenue 1 • 3rA , . streets extend- Boulevard,the city'sely Above:Residential and ing fromdappled it.More than main artery,sensitiv \7 r ;.,h retail facades. ,, I. i s �� 3 900 trees,including related both to the first- t c g Below:Stairs to raised '''�• r 12 varieties of palm, phase development and a �x : s' S, P . • "mil — a ;camY plaza and cinema cam- - �. I r _: shade the districts to the neighboring per- ` j i :.. f' e P ex. F x •, ry y .w M a' Et<' streets and public forming arts center. _ s: '1 ' '' a{- ..r,. +•• .c. y r Photography: - es^ q 3 1' y 4 <, '� spaces.Balconies and These will include three ��I` tb • •` �t X i " "• ., ; k; c upper•levei gardened office buildings totaling ►� >4 k terraces further enhance 750.000 square feet, . e, x / s ,p. !{ w ".. a' i-s'fes '.; 3��! ,� - r .. ' y the streetscape.The a 375•room hotel,and a a + ,�+ m•'; \ i° R } f' s:' architecture of the delib• 400,000-square-foot con- • •:II • S ' ,,,,t, tj erately varied buildings vention center j vi �� t�?y. maintains the • e � 1I1 1 L �l/i -y f ,} 1 Mediterranean flavor of j� the old church and local ; t �! „ , z=-` landmarks by architect < ` �; ' -="� Addison Mizner,but is SS �• ; 1g4.-.12'...".:.... ^" lash r x ' based as well on actual . 1i.-""`.1`1. � � `� �dq'`i'� t e;� £ Italian townscapes.The +a > s'{ z� second half of CityPlace n � n r. • if•,4 �,,,`l� "" & �y�.t�l�l� A. j' ;� �:.• - yam`.• - • '2.. -Al r -,..---3..z•-•,,. ^ yr" •e• ,:uP7,. V: ,ii --4.- '',, . , k4. • �' K�+' 1 :. 'irks, - ?.'. a ,. ,y .r 6•a+r -..r- h1` e1 - r S9 _ ) F.,,,if'v I• Y P, i { i i ;;jam-- • ---; ., .•:V, t, 2,4:,..„ ,,.!.....,ft.„....,-.......?„..T--:- .• I:- -._• : i ‘,,0 .. •• . • ,. ... -•-_-_ .:. -,3_,..,,i ,_. :.,•„. -,. - -,,, . ,,.., , . . .t , ..,-,_ ....„.. . . ,_ -,..„..._ ___,.... _ . - 4-' ._ . ... .•. .____. , ..„, „..,.." .....• --.• . t. r •• - ' .•‘'"-:.: '"••:'-.1.:.:•-• -q? ..- iy,77,,; _ - i _ A_ r t dmor • xv �, ! 4 ` y�7 as -r�i 111 yy A •� -7.-%70:•!'- _.• - _ - Ii ,I_ :l _r:t 31� f; r 1 le• 1 J.. "•t( - y: Iti4�s�'�"•-sdai - t �. a 1 93