HomeMy WebLinkAbout1986 11 05 - Section 20A-4.6 Zoning District►. ( A, coact cd on Nov *r 5, 1986 ) •
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Section 20A-4.6:
PUD C) Commercial Planned Unit Development
A. Purpose and Intent
The objective of this zoning district is to establish regulatory
standards for controlling the location of comprehensively planned
commercial centers accessible to arterial roadways. The PUD(C)
is intended to incorporate a flexible management policy which
incorporates urban design amenities, including streetscape
improvements, and fosters innovative master planning in the
design and development of commercial centers. The PUD(C) district
provides a diversified mix of permitted and conditional land
uses and higher standards of land planning and site design than
are available under conventional zoning categories.
B. Compliance With Comprehensive Plan 'And Future Land Use Map
All commercial PUDs must comply with the provisions of the Sebastian
Comprehensive Plan. In addition to meeting the performance criteria set
forth in this section, all land contained within a commercial PUD must have
one of the following underlying Comprehensive Land Use Map designations.
1. Limited Commercial CL
2. General Commercial fCG�
3. Commercial Waterfront (CW)
C. Special Definitions (RESERVED)
D. Unified Control
All properties within a commercial PUD shall be under unified ownership or
control as provided for in §ZOA-4.9(B),
E. Location and Size
A commercial PUD shall have frontage on a primary arterial roadway, as
designated on the City of Sebastian Major Thoroughfare Plan.
A PUD(C) district shall have a minimum of twenty-five (25) contiguous acres
under a common ownership or control.
F. Land Use Mix
The specific land use mix within a PUD(C) district development shall be
determined by the underlying Comprehensive Plan Land Use Map designations.
The location of the various land uses shall be determined during the review
of the preliminary development plan required pursuant to §20A-4.10.
G. Permitted Land Uses
Permitted land uses shall include those land use activities cited below
which are determined to be consistent with the underlying Comprehensive
Plan Land Use Map designation and shall be permitted by right within an
approved PUD(C) development plan.
1. Limited Commercial Land Use Designation.
The following principal land uses, as well as all accessory uses
thereto, are permitted uses within those areas, if any, of a
commercial PUD having a Limited Commercial (CL) Comprehensive Plan
Land Use Map designation:
a. Community Facilities. (See §20A-2.5) Limited as follows:
(1) Administrative Services (public or private not for profit).
Clubs (public or private not for profit).
M2)
Cultural or Civic Activities.
(4) Protective Services.
(5) Public and Private Utilities (including essential government
services).
b. Business and Professional Offices.
(Defined in §20A -2.5(C)(2)).
C. Limited Commercial Activities.
(Defined in §20A -2.5(C)(10)).
d. General Retail Sales and Services restricted to the following in
additlon to permitted tm to commerc a activities-
(1)
ct v t es:(1) Art Shops and Supplies.
(2) Bakeries.
(3) Bicycle Shops.
(4) Health and Exercise Studios.
e. Restaurants, excluding drive-ins and fast food service.
2. General Commercial Land Use Designation.
Those areas, if any, of commercial PUD(s) having an underlying
Comprehensive Plan designation of General Commarcibl (CG) shall bo
permitted to have the following principal land uses by right.
a. Community Facilities. (See §20A-2.5) Limited as follows:
(1) Administrative Services (public or private not for profit).
(2) Clubs (public or private not for profit).
(3) Cultural or Civic Activities.
(4) Protective Services.
(5) Public and Private Utilities (including essential government
services).
b. Business and Professional Offices.
(Defined in §20A -2.5(C)(2))
c. Limited Commercial.
(Defined in §20A -2.5(C)(10))
d. General Retail Sales and Services.
(Defined in §20A -2.5(C)(6))
e. Restaurants (Excluding Drive -Ins and Fast Food Service) (See
§20A-2.5(16)).
f. Medical Services plus in-patient and out-patient clinics where
patTents stay for periods of less than thirt (30) days,
including substance abuse clinics (See §20A-2.5(12)1.
3. Commercial Waterfront Land Use Designation.
The following principal land uses, as well as all accessory uses
thereto, are allowed within those areas, if any, of a commercial PUD
having an underlying Comprehensive Plan designation of commercial
waterfront (CW) as a matter of right.
a. Community Facilities.
(1) Administrative Services (public or not for profit).
Clubs (public or not for profit).
M2)
Cultural or Civic Activities.
(4MProtectiveServices.
Public and Private Utilities (including essential government
services).
b. Business and Professional Offices.
(Defined in §20A -2.5(C)(2))
C. Marine Related Commercial.
(Defined in §20A-2.5(C)(11)(a) and (b))
If. Conditional Uses.
Conditional uses shall include those land use activities cited below which
are: 1) consistent with the Comprehensive Plan Land Use Map designation;
and 2) comply with all requirements and conditional use criteria provided
in this ordinance and in other applicable laws and ordinances. The Plan-
ning and Zoning Commission shall determine if such conditions and pro-
visions are satisfied. Appeal of such decisions shall be heard by the City
Council.
All conditional uses allowed within a Limited Commercial (CL), General
Commercial (CG) or Commercial Waterfront (CW) land use district may be
permitted within the corresponding Comprehensive Plan Land Use Map desig-
nation provided that all provisions of Article IV of this code are sat-
isfied. In addition, residential development shall be permitted within a
i'UD(C) district upon meeting all conditional use criteria of this section.
1. Residential Development.
a. Applicable Designations. Residential development may be permit-
ted within the underlying Comprehensive Plan designations
allowing such use provided that the criteria cited herein are
satisfied.
b. Conditional Use Criteria. Residential development may be allowed
within a UD C zoning district upon meeting 1i he following
criteria: 11
i. Residential development shall be allowed along the perimeter
boundaries of the proposed development as a buffer from
adjacent off-site residential developments as well as from
undeveloped adjacent areas off site which are zoned for
residential development.
ii. The total land area proposed for residential development
shall not exceed twenty-five (25) percent of the total land
area of the proposed PUD(C) site.
iii. The maximum density shall riot exceed eight (8) dwelling
units per acre. This density shall riot be permitted as a
matter of right but rattier the actual density shall be as
determined during review of the preliminary development plan
pursuant to the provisions of Section 20A-4.10.
No credit shall be given for land used for non
residential purposes in calculating density.
iv. Residential structure types shall be compatible with sur-
rounding residential development.
V. Non-residential structures shall not be located within fifty
(50) feet of a perimeter boundary of the proposed commercial
PUD development.
vi. A minimum of fifty (50) percent of the total land area
proposed for residential development shall be preserved as
open space.
vii. No residential development is allowed in Limited Commercial
(CL) areas.
2• Ligtit Industrial Dev_e_lopment. Light industrial development may
be allowed only in those areas, if any, of a commercial 11UU zone
having a land use classification of General Commercial (CG).
The total land area proposed for light industrial development
shall not exceed 50 percent of the total developable land area
with a general commercial land use designation.
a. All such uses shall comply with all performance standards
in Article VII of this code and shall take place wholly
within enclosed buildings.
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b. Light industrial development within a commercial PUD(C)
shall be limited to the following conditional uses;
i. The manufacturing, compounding, processing, packing,
of assembly of small electrical items, components, of
circuitry, jewelry, musical instruments, toys, novelties,
and other similar items, that are dependent on component
parts or raw materials manufactured elsewhere.
ii. Schools, offices, loboratories, and other such facilities for
research.
iii. Motion picture production studios; professional, scientific,
photographic or optical instruments.
iv. Printing, engraving, and related reproduction processes.
V. Publishing or distribution of books, newspapers, or other similar
printed materials.
Perimeter Transition Area.
All uses shall conform to the purposes of the
Development district and shall be compatible wit
proposed in the vicinity of the area covered I
development. Where this section is found to be moi
provisions within the City Code of Ordinances, 0
controlling regulation.
1. Compatibility with Adjacent Property.
for commercial or industrial use shall
one hundred (100) feet of adjacent or
zoned for residential development.
Commercial Planned Unit
I all uses, existing or
y the proposed planned
e restrictive than other
is section shall be the
No structure proposed
be constr;pcted within
abutting property
2. In those cases where the property line does not abut and is not
adjacent to residential development or residentially zoned land, the
minimum setback shall be determined as part of the preliminary devel-
opment plan review. No buildings shall be located within forty (40)
feet of the outer boundary of the PUD districts excepting entry way
security buildings and structures approved by the City Council.
Size and Dimension Regulations.
It is the intent of the PUD(C) to offer greater flexibility in the design
of innovative large scale commercial development in order to accommodate
amenities generally not found in conventional development. The location,
size, dimensions, and design of yards, building setbacks, points of
vehicular access, parking areas, building characteristics, and all other
planned site improvements shall provide for: 1) safe and convenient
internal vehicular circulation, including access and sufficient area for
effective delivery of emergency services such as fire protection; 2)
buildings with safe entry and exit from the front and the rear of
respective buildings; and 3) convenient, well landscaped and designed
pedestrian ways and open space systems. All such planned site improvements
shall be governed by subsections 20A -4.6J (1) and (2) below cited.
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I. Size and Dimension of Commercial Site Improvements.
a. Minimum Lot Size. No individual minimum lot size shall be
required within a Commercial Planned Unit Development.
b. Frontages Requirements. All land use activities within a PUD(C)
shall have access to a public street.
C. Setback and Yard Requirements. There are no required setbacks or
yards within the Commerci-a7 Planned Unit Development except as
otherwise provided for herein.
d. Distance Between Buildings. There shall be a minirigim of twenty
LYj- feet separating structures, excepting buildings with
immediately adjoining or common walls. However, the minimum
distance separating any one building over twenty-five (4'S) Leet
in height from an adjacent building shall be twenty (20) feet
plus one (1) foot for each additional two (2) feet in height
above twenty-five (25) feet.
e. Height. The height of structures shall not exceed
thirty-five (35) feet.
f. Open Space. Commercial development shall maintain no less than
twenty-five (25) percent green open area, exclusive of parking
surfaces. Mixed use residential and commercial structures shall
maintain a minimum open space pursuant to the formula cited for
such development in Sec. 20A -3.8(D)(8). Light industrial
development shall maintain no less than twenty (20%) percent
green open area. Lakes, ponds, etc., may comprise up to
one-third of the open space requirement.
2. General Criteria For Reviewing Size and Dimension Standards. The size
and ns on stan ar s for a No-m-m--ercial PlannedUnit Development
shall be approved subject to compliance with the following general
criteria.
a. Privaa. The building setback shall maintain privacy within
residential dwelling units on and off site. These setbacks shall
take into consideration the location and size of windows and
their relation to public and semi-public areas, streets, residen-
tial and non-residential developments, and other windows and
screening.
b. Light and Air. The building setbacks shall provide adequate
light and air, taking into consideration the relationship between
window size and the provision of light and air.
C. Building Configuration and Open S acre. The arrangement and
o fent ton of structures, open space, landscaping, and pedestri-
an and vehicular circulation shall: 1) promote privacy and access
to light and air; and 2) generate a functional and an aesthet-
ically pleasing environment for user groups.
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K. Screening and Buffervard Requirements. _
1. Applicabilit_L_ Any one of the following types of screening
may be required by the Planning and Zoning Commission c?;r City
Council during the preliminary development review proceYss, for
the purpose of minimizing the impact of potentially objectionable
areas such as; parking lots; major thoroughfares; unsightly rear
entrances; utility or maintenance structures; solid waste disposal
facilities; loading facilities and swimming pools and active
recreational areas. Screening may also be required where land.
uses of different intensities are located in close proximity
to each other.
2. Description of Screening Types. Three (3) basic types of screening
are hereby esta shed: Type"A", Opaque Screen; Type "B", Semi -Opaque
Screen; and Type "C", Intermittent Screen.
a. Type "A" Opaque Screen. An opaque screen is intended to
completely exclude all usual contact between uses. The Type "A"
Screen shall be completely opaque from the ground up to a height
of at least six (6) feet, with large trees utilized as intermit-
tent visual obstructions from the opaque portion to a mature
height of at least twenty (20) feet. The opaque screen may be
composed of a wall, fence, landscaped earth berm, planted vege-
tation, or existing vegetation, or any combination thereof which
maintains a completely opaque screen of at least six (6) feet in
height. Compliance of planted vegetation screens or natural
vegetation will be judged on the basis of the average height and
density of foliage of the subject species at the time of plant-
ing, or field observation of existing vegetation. The six (6)
foot opaque portion of the screen must be opaque in all seasons
of the year.
b. e ' " Semi -0 a ue Screen. The semi-opaque screen is intended
to part a y occ v suaT—contact between uses. The Type "B"
screen shall be completely opaque from the ground up to a height
of at least three (3) feet, with large trees utilized as
intermittent visual obstructions from the opaque portion to a
mature height of at least twenty (20) feet. The semi-opaque
screen may be composed of a wall, fence, landscaped earth berm,
planted vegetation, existing vegetation or any combination
thereof which maintains a completely opaque screen of at least
three (3) feet. Compliance of planted vegetative screens or
natural vegetation will be judged on the basis of the average
mature height and density of foliage of the subject species, or
field observation of existing vegetation.
C. Type "C",Intermittent Screen. The intermittent screen is
intended to create the impression of a separation of spaces
without necessarily eliminating visual contact between the
spaces. The Type_ "C" screen shall utilize large trees
having a mature height of at least twenty (20) feet.
The intermittent screen may be composed of fences, berms,
and either existing or planted
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vegetation. Compliance of planted
vegetation will be judged on the
height and density of foliage of
observation of existing vegetation.
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vegetative screens or natural
basis of the average mature
the subject species, or field
3. General Standards for Screening and Bufferyards. In addition to the
landscape requirements of Article XIII w ere t e provisions of this
ordinance require screening or buffering, the following standards
shall apply:
a. Landsca_ped Buffer Strip Required. A landscaped buffer strip not
ess tan ten -'UO) -feet in width shall be provided in conjunction
with all screening required herein. The buffer strip may be
contained within required setbacks. Each buffer strip shall be
landscaped with grass or other native cold tolerant ground cover
in addition to the required screening materials and.trees. The
landscape strip shall contain no parking area.
b. Tree Plantings Required As Intermittent Obstructions. All screen
types A 6 , or C sha ini-dude ane 1 tree for each
thirty-five (35) lineal feet or fraction thereof of screen
length. Such trees shall satisfy the requirements for intermit-
tent visual obstructions for all types of screens.
Palms shall not be used for the purposes of screening but may be
retained and utilized in the calculation of other landscape
requirements. Otherwise, tree specifications cited in Sec.
20A -13.9(A) shall apply.
c. Grading of Berms. Whenever berms are utilized, they shall be
constructed with a grade not to exceed one (1) foot vertical to
three (3) feet horizontal (1:3 slope). If berms are used in
satisfying the screening and buffering requirements, they shall
be landscaped with native plant material to achieve the required
heights.
d. Quality and Maintenance of Plant Materials. All plant materials
utilized fiT—Fulfill to—Fulfillthe requirements nt�-s of this section shall be
cold tolerant and shall meet criteria of Sec. 20A -13.15(A) of
this ordinance. No plant species prohibited pursuant to Sec.
20A -13.15(C) shall be permitted in satisfying requirements of
this Article. Synthetic or artificial material in the form of
trees, shrubs, vines, ground cover or artificial turf shall not
be used in lieu of plant requirements in this section. All
landscape screening and buffering shall be maintained pursuant to
requirements of Sec. 2OA-13.16 of this ordinance.
e. Credit Towards Other Required Landscapincj. Where the landscaping
provided under th- s ction meets the requirements of other
provisions of this ordinance, such landscaping may be credited
toward fulfilling those requirements, with the exception of any
required recreational open space.
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f. Front Yards Visibility -Triangles, Streetlines. The above
standards notwit stan ing, no screening s a e required which
conflicts with front yard fence or wall height limitations or
required visibility triangles, or which extends beyond any
streetlines as specified in Sec. 20A-13.13 of this ordinance.
g. Maintenance. The owners or their agents shall be responsible
for providing, protecting and maintaining all landscaping
in a healthy and growing condition.
L. Subdivision improvements and Urban Design Amenities. In addition to
requirements of Division o this code as Yell as open space systems and
street furniture shall reflect principles and practices of urban design,
including streetscape amenities which promote a harmonious and aesthetic
environment for pedestrians and other user groups within the proposed
development. This requirement shall be enforced in order to implement the
purpose and intent of the PUD(C).
To this end, development plans shall incorporate:
I. A drainage system approved by the City Engineer. The City Engineer
shall consider the relative advantages and disadvantages of curb and
gutters, french drains, retention/detension, swales and other similar
drainage system components. The City Engineer shall recommend the
system or combination of systems most appropriate to the City's master
plan and policies for surface water management. The following factors
shall be considered:
a. Natural environmental conditions of the site;
b. Existing and proposed future hydrological conditions of the site,
including existing and proposed site elevations, amounts and
rates of water run-off, water quality, and other related factors;
C. Available drainage improvements on and off site;
d. intensity of proposed use, potential barriers to movement, and
impacts of the drainage system alternatives on pedestrian and
traffic circulation, aesthetics of the project and impacts on the
surrounding area; and
e. Potential contaminants or pollutants generated by anticipated
light industrial land uses, motor vehicles, or other sources
of pollutants and contaminants.
2. Sidewalks.
3. Traffic circulation improvements, including all needed intersection
improvements along internal and perimeter streets required to service
projected traffic volumes, including turning lanes, acceleration,
deceleration and turning lanes, as well as traffic control devices and
signage. All such improvements shall conform to City specifications.
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4. Street lighting and signage which is harmonious with the urban design
theme of the project, promotes aesthetics and reinforces good princi-
ples and practices of streetscape design. Street lighting shall be
installed on all internal and perimeter streets, within parking areas,
and along pedestrian walkways. Signage shall incorporate a unified
design.
5. Open space and landscape furniture, including open plazas, walkways,
possible use of functional and aesthetic paving material, street
benches, waste disposal receptacles, and sidewalk plantings which
promote the project's urban design and aesthetics.
6. All other subdivision improvements and project amenities shall be
consistent with a unified urban design.
7. Loading docks are prohibited on interior streets. They shall be
located at the rear of all principal structures. Parking for trucks
and all other company owned or controlled vehicles shall be located at
the rear of all principal structures.
8. No shipping or receiving shall be permitted within one hundred (100)
feet of any residentially zoned property or within forty (40) feet of
any property line adjacent to any zoning district other than
residential.
9. All storage areas shall be located at the rear of all structures. All
outside storage areas shall be enclosed by a solid wall with solid
entrance and exit gates. Such wall shall be a minimum of six (6) feet
and a maximum of eight (8) feet in height, and in no case shall
materials stacked or stored so as to exceed the height of the wall.
Storage areas shall be located at least seventy-five (75) feet from
any street right-of-way. No motor vehicle which is inoperative shall
be stored or used for storage on any lot or parcel of land in any
PUD(C) unless it is within a completely enclosed building
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10. Shaded light sources shall be used to illuminate signs, facades,
buildings, parking and loading areas; and shall be so arranged as to
eliminate glare from roadways and streets; and shall be directed away
from properties lying outside the district. Shaded light sources are
lighting elements shielded with opaque shade to direct the light. No
neon lights, intermittent, or flashing lights or such lighted signs
shall be allowed.
11. All utility lines shall be placed underground. No waivers
shall be granted. All telephone lines shall be placed
underground. Service lateral electrical distribution
lines serving individual installations shall be placed utide rgrounc7—
Other high voltage electrical lines may be placed underground or on
concrete poles provided that the poles are within the street
right-of-way and have provisions for street lighting. Large
transformers shall be placed on the ground and be contained in pad
mounts, enclosures, or vaults. Where enclosures or vaults are used,
the construction and design shall be compatible with the primary
building design. Landscaping with shrubs and plants shall be provided
to screen pad mount transformers.
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