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HomeMy WebLinkAboutO-25-08 Mixed-Use Zoning DistrictORDINANCE NO.O-25-08 AN ORDINANCE OF THE CITY OF SEBASTIAN, FLORIDA, AMENDING LAND DEVELOPMENT CODE ARTICLE V ZONING DISTRICTS REGULATIONS TO INCORPORATE A NEW SECTION 54-2-5.16 TO BE KNOWN AS MIXED -USE ZONING DISTRICT; PROVIDING FOR SEVERABILITY AND REPEAL OF LAWS IN CONFLICT HEREWITH; PROVIDING FOR CODIFICATION; PROVIDING FOR SCRIVENER'S ERRORS; AND PROVIDING FOR AN EFFECTIVE DATE. WHEREAS, the City Council of the City of Sebastian previously adopted the City of Sebastian Land Development Code which contains regulations relevant to the development of land in the City Limits; and WHEREAS, the City Council of the City of Sebastian previously adopted a Comprehensive Plan which sets out the future Land Use Elements of the City; and WHEREAS, the Land Use Element of the City of Sebastian's Adopted Comprehensive Plan Highlights encouraging mixed -use development and increased densities and intensities; and WHEREAS, the City of Sebastian's Local Planning Agency reviewed the proposed amendment on April 3, 2025, and made a recommendation of approval to the Sebastian City Council; and WHEREAS, the City Council has the responsibility and authority pursuant to the City's home rule powers as a municipal corporation of the State of Florida to determine uses that are suited for particular zoning categories and land use categories within the City; and WHEREAS, the City Council finds the adoption of this Ordinance is in the public interest by serving to promote and protect the public health, safety, and welfare and otherwise serves a municipal purpose. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF SEBASTIAN, INDIAN RIVER COUNTY, FLORIDA, AS FOLLOWS: Section 1. Adoption of Recitals/Advertising. The above recitals are hereby adopted as true, correct and found to be the legislative intent of the City Council of the City of Sebastian. Further, all advertising and public notice requirements have been timely made. Section 2. Textual Amendment. That the Land Development Code, City of Sebastian, Florida, is hereby amended as follows: 1 Sec. 54-2-5.16 Mixed -Use Zoning District The City of Sebastian recognizes the importance of compact, urban forms of development centered on a mix of uses, residential and nonresidential, with specific design and development related standards. The City's adopted comprehensive plan identifies recommended "mixed -use" neighborhoods, each with its own representative and unique standards. The provisions established within this section of the Code shall apply to all parcels designated on the zoning map as a mixed -use district. Applicability. For the purpose of this section, nonresidential standards shall also include (apply to) multifamily developments. To ensure a mix of uses are developed, no more than 50 percent of the approved residential units may be constructed until at least 50 percent of the non-residential square footage is permitted through issuance of a building permit. A. Neighborhood Mixed -Use District (N-MU) 1) Intent. The Mixed -Use District (MU) is intended to serve as the City's traditional town center that features areas of economic, entertainment and community activities that encourage pedestrian accessibility and activity. The district is intended to create a vibrant, active town center that features a mix of uses, residential and nonresidential while requiring specific design and development related standards. Table 54-2-5.16.A. N-MU District Development Standards N-MU District Development Standards Building Height Maximum 35' 10 Units/Acre) Density 12 Units/Acre Maximum (See Section 54-2-5.16.G with Incentives) Building (Front/Street 0'/6' Placement (Side' 5'/25' (min/max) Rear Z 25'/140' Length (min) NA Lot (Width (min) NA Coverage (min/max) 50%/ 75% Perimeter Buffer Buffer Width/Opacity Where Adjacent to Residential Zoning: 50' / .5 Where adjacent to all other Zoning: 25' / .25 Active Use Areas (see also Permitted, but active use area shall not be physically Frontage Open Space) adjacent to residentially zoned property. Entrances Oriented to Street(s) II Parking Placement Off -Street (front and side limited; parking in rear) preferred). E Shared Parking (Joint Use) Permitted; parking ratios in Sec 54-3-15.2 may be reduced by 25 percent. Permitted; may not be located along arterial or collector Accessory Parking roadways except where designed to mimic the Structure architectural designs and features of the project's buildings. Incentives Permitted Yes (See Section 54-2-5.16.G) Open Space Required (See Section 54-2-5.16.H: Open Space) See Design Standards Architectural Standards Minimum 40% transparency for ground floor; 30% transparency for upper stories of a building. Notes: 144' may be permitted to accommodate those lots without access to an alley or shared driveway in order to accommodate a driveway and one row of parking where rear serving parking or loading is provided. 2 Except where served by rear parking; may be increased to 250'. 2) Compliance with the comprehensive plan and future land use map. The established district must comply with the provisions of the Sebastian Comprehensive Plan Policy 1-1.3.6. 3) Location and Size. The location and size vary on the use being developed. Residential uses shall have a minimum of 5 to 50 contiguous acres under a common ownership or lawfully documented control. Commercial and industrial uses shall have frontage or documented legal access on a primary arterial roadway, as designated on the City of Sebastian Major Thoroughfare Plan. At the time a commercial or industrial application is submitted and approved by the city the land included in the application shall have a minimum of 5 to 50 contiguous acres and shall be under unified control as required pursuant to section 54-4-20.1(b). Industrial uses shall meet the perimeter transition area provisions. The City may require additional buffer width, depending on placement and adjacent land uses. 4) Permitted Uses: 1) Residential: Single -Family Dwellings Duplex Dwellings Multifamily Dwellings Foster Care/Group Homes with 6 or less residents Home occupations Townhouse Development Accessory Residential Uses 2) Commercial: Business and Professional Offices, excluding Drive -Through Facilities 3 Cultural or Civic Facilities Medical Services Commercial Retail 5 5,000 sq. ft. Pharmacies Medical Marijuana Dispensaries Parking Garages Churches Administrative Services Public and Private Plant Nurseries Commercial Amusements, enclosed Restaurants, excluding drive -through facilities Trade and Skilled Services 3) Industrial: Building Materials, enclosed Commercial amusements, enclosed. Commercial wireless telecommunication facilities Contractor Trades Equipment sales enclosed Farmer's market Fish markets and packing facilities Industrial activities Laboratories, research and development, and similar uses 5 5,000 sq. ft. Marine Supply and Service Parking garages Plant nurseries Sewage Treatment Plant Trades and skilled services Utilities, public and private Vehicular sales enclosed Warehousing, enclosed Welding and Machine Shops Wet/dry storage of boats 5) Conditional Uses Permitted: (a) Residential: Foster Care/Group Homes with 6 or more Residents Child Care Services 4 Cultural or Civic Facilities Schools, Public or Private Golf Courses and Support Facilities Bed and Breakfast Nursing Homes Churches Utilities, Public and Private Parks and Recreation, Public Protective and Emergency Services, Public Model Homes Accessory Uses to Conditional Uses (b) Commercial. Commercial Retail > 5,000 sq. ft. Gasoline Sales, Retail Businesses and Professional Offices with drive -through facilities Qualified Affordable Housing Restaurants, with drive -through facilities Veterinary Services Funeral Homes Accessory Uses to Conditional Uses (c) Industrial. Commercial amusements, unenclosed Flea markets Building Materials, unenclosed Equipment Sales, unenclosed B. Community (C-MU) Mixed -Use District 1) intent. The Community Mixed -Use District (C-MU) allows for mixed -use developments featuring a mixture of residential and non-residential uses. C-MU's are intended to be larger in scale than other MU districts and focused on new development and the creation of new town centers in an integrated, master planned approach. Table 54-2-5.16.B. C-MU District Development Standards IC -MU District Development Standards (Building Height Maximum 35' (Density 10 Units/Acre (By Right) 12 Units/Acre Maximum (See Section 54-2-5.16.G for Incentives) Front/Street 15'/75' Building Placement Side 51/50' (min/max) Rear 1 251/200' Length (min) NA Lot Width (min) NA Coverage (min/max) 40% / 75% Perimeter Buffer Buffer Width/Opacity Where Adjacent to Residential Zoning: 50' / .5 Where adjacent to all other Zoning: 25' / .25 Frontage Active Use Areas (see also Permitted, but active use area shall not be physically Open Space) adjacent to residentially zoned property. Entrances Oriented to Street(s) Placement Off -Street (front and side permitted; parking in rear preferred). Shared Parking (Joint Use) Permitted; parking ratios in Sec 54-3-15.2 may be Parking reduced by 25 percent. Permitted; may not be located along arterial or collector Accessory roadways except where designed to mimic the Parking Structure architectural designs and features of the project's buildings. Incentives Permitted Yes (See Section 54-2-5.16.G) Open Space Required (See Section 54-2-5.16.H: Open Space) See Design Standards Architectural Standards Minimum 40% transparency for ground floor; 30% transparency for upper stories of a building. Notes: 1 Except where served by rear parking; may be increased to 300'. 2) Compliance with the comprehensive plan and future land use map. The established sub -district must comply with the provisions of the Sebastian Comprehensive Plan Policy 1-1.3.6. 3) Location and Size. The location and size vary on the use being developed. Residential uses shall have a minimum of 50 to 100 contiguous acres under a common ownership or otherwise lawfully designated control. Commercial and industrial uses shall have frontage or legal access to frontage on a primary arterial roadway. At the time a commercial or industrial application is submitted and 6 approved by the city the land included in the application shall have a minimum of 50 to 100 contiguous acres and shall be under unified control as required pursuant to section 54-4-20.1(b). Industrial uses shall meet the perimeter transition area provisions. The City may require additional buffer width, depending on placement and adjacent land uses. 4) Permitted uses: (a) Residential: Single -Family Dwellings Duplex Dwellings Multifamily Dwellings Foster Care/Group Homes with 6 or less residents Home occupations Townhouse Development Accessory Residential Uses (b) Commercial: Business and Professional Offices, excluding drive -through facilities Cultural or Civic Facilities Medical Services Commercial Retail 5 5,000 sq. ft. Pharmacies Medical marijuana Dispensaries Parking Garages Churches Administrative Services Public and Private Plant Nurseries Commercial Amusements, enclosed Restaurants, excluding drive -through facilities Trade and Skilled Services (c) Industrial: Bottling plants, dairy products plants, wholesale bakeries, fruit packing and similar uses Building Materials, unenclosed Commercial amusements, enclosed Commercial wireless telecommunication facilities Contractor Trades Farmer's market Fish markets and packing facilities Gasoline and Fuel Stations Fi Industrial activities Laboratory, Research and development facilities, enclosed Light Manufacturing, processing and assembly Marine power sales and service Mini -storage facilities Parking garages Parking lots without building on the lot Plant nurseries Sewage Treatment Plant Storage facilities Trade and skilled services, including marine -related Utilities, public and private Vehicular sales and related services Vehicular services and maintenance Warehousing, enclosed Welding and Machine Shop Wet/dry storage of boats Wholesale trade and services 5) Conditional Uses Permitted: (a) Residential: Foster Care/ Group Homes with 6 or more Residents Child Care Services Cultural or Civic Facilities Schools, Public or Private Golf Courses and Support Facilities Bed and Breakfast Nursing Homes Churches Utilities, Public and Private Parks and Recreation, Public Protective and Emergency Services, Public Model Homes Accessory Uses to Conditional Uses (b) Commercial: Commercial Retail > 5,000 sq. ft. Gasoline Sales, Retail 8 Businesses and Professional Offices with drive -through facilities Qualified Affordable Housing Restaurants with drive -through facilities Veterinary Services Funeral Homes Accessory Uses to Conditional Uses (c) Industrial: Crematory Equipment Sales, unenclosed Commercial amusements, unenclosed Flea Market Protective and emergency services, public C. Regional Mixed -Use District 1) Intent. The Regional Mixed -Use is intended to permit intense concentrations of retail, employment, and high -density residential uses through a mixed -use development which would allow for increased densities using mixed -use zoning district incentives and regulate development per the standards defined in the table below. Table 54-2-5.16.C. R-MU District Development Standards R-MU District Development Standards Building Height Maximum 35' 8 Units/Acre (By Right) Density 12 Units/Acre Maximum (See Section 54-2-5.16.G foh incentives) Front/Street 15'/50' Building Placement Side 5' min (min/max) Rear 10' min Length (min) 100, Lot Width (min) 25' Coverage (max) 75% Perimeter Where Adjacent to Residential Zoning: 50' / .5 Buffer Buffer Width/Opacity Where adjacent to all other Zoning: 25' / .25 Frontage Active Use Areas (seelPermitted, but active use area shall not be physically also Open Space) adjacent to residentially zoned property. W Entrances Oriented to Street(s) Placement Off -Street Parking Shared Parking (Joint i Use) Permitted; parking ratios n Sec 54-3-15.2 Incentives Permitted Yes (See Section 54-2-5.16.G) Open Space Required (See Section 54-2-5.16.H: Open Space) 2) Compliance with the comprehensive plan and future land use map. The established district must comply with the provisions of the Sebastian Comprehensive Plan Policy 1-1.3.6. 3) Location and Size. The location and size vary on the use being developed. Residential uses shall have a minimum of 100 contiguous acres under a common ownership or control. Commercial and industrial uses shall have frontage on a primary arterial roadway currently or as may be required. At the time a commercial or industrial application is submitted and approved by the city the land included in the application shall have a minimum of 100 contiguous acres and shall be under unified control as required pursuant to section 54-4-20.1(b). Industrial uses shall meet the perimeter transition area provisions. The city may require additional buffer width, depending on placement and adjacent land uses. 4) Uses Permitted: (a) Residential: Single -Family Dwellings Duplex Dwellings Multifamily Dwellings Foster Care/Group Homes with 6 or less residents Home occupations Townhouse Development Accessory Residential Uses (b) Commercial: Business and Professional Offices, excluding drive -through facilities Cultural or Civic Facilities Churches; places of worship Medical Services Commercial Retail > 5,000 sq. ft. Pharmacies Medical marijuana Dispensaries Parking Garages Administrative Services, Public and Private 10 Plant Nurseries Commercial Amusements, enclosed Restaurants, excluding drive -through facilities Trade and Skilled Services (c) Industrial: Utilities, public and private Gasoline and Fuel Stations Crematory Commercial amusements, enclosed & unenclosed Storage facilities Plant nurseries Trade and skilled services, including marine -related Wholesale trade and services Farmer's market Fish markets and packing facilities Industrial activities Parking garages Parking lots without building on the lot Vehicular services and maintenance Marine power sales and service Wet/dry storage of boats Mini -storage facilities Protective and emergency services, public Bottling plants, dairy products plants, wholesale bakeries, fruit packing and similar uses Building Materials, unenclosed Commercial wireless telecommunication facilities Contractor Trades Laboratory, Research and development facilities, enclosed Light Manufacturing, processing and assembly Sewage Treatment Plant Welding and Machine Shop Recycling and Materials recovery facilities 5) Conditional Uses Permitted: (a) Residential: Cultural or Civic Facilities Schools, Public or Private 11 Golf Courses and Support Facilities Bed and Breakfast Churches Utilities, Public and Private Parks and Recreation, Public Protective and Emergency Services, Public Model Homes Accessory Uses to Conditional Uses (b) Commercial: Businesses and Professional Offices with drive -through facilities Gasoline Sales, Retail Restaurants with drive -through facilities Nursing Homes Veterinary Services Funeral Homes Accessory Uses to Conditional Uses Vehicular sales and related services Flea Market Equipment Sales, unenclosed Warehousing, enclosed (c) Industrial: Crematory Equipment Sales, unenclosed Commercial amusements, unenclosed Protective and emergency services, public Flea Market D. Requirements 1) A Master Development Plan ("MDP") shall be provided that identifies the boundaries of the development. The MDP depicts the locations of the "Blocks" of development including the primary development focus for each Block, proposed density(s) and intensity(s) for each use, internal roadways, external roadway connections and types, and generalized building types as identified in Table 54-2-5.16.D below. Additional information and or plans as may be required by the City include but not limited to Vehicular Circulation Plan (A), Pedestrian Connectivity Plan (B), Bicycle Connectivity Plan (C) and Multimodal Plan (D). Table 54-2-5.16.1) Block I - Commercial I Office Commercial-190,000 s.f. Office - 50,000 s.f. 12 Block II — Commercial / Office Commercial — 215,000 s.f. Office — 50,000 s.f. Block III — Commercial / Office Commercial — 365,000 s.f. Office — 500,000 s.f. Block IV — Commercial / Residential / Office Commercial—115,000 s.f. Residential — 400 Units Office — 500,000 s.f Block V — Commercial Commercial—106,000 s.f. Block VI — Commercial Commercial — 70,000 s.f. Block AI — Commercial / Residential / Office Commercial—145,000 s.f. Residential —1,250 units Office —1,000,000 s.f. Block Vill — Commercial / Residential / Office Commercial — 57,000 s.f. Residential —1,000 units Office — 600,000 s.f. Block IX — Commercial / Residential / Hotel / Office Commercial—128,000 s.f. Residential — 500 units Hotel — 400 Rooms Office — 600,000 s.f. Block X - Block for Non -Building Uses (see below for development standards) E. Additional Compatibility Mitigation; Mixed -Use districts 1) Special Considerations. This section provides a necessary tool and process to guide decision makers in review of compatibility for unique circumstances and development types and where there are requests to exceed or modify development standards. In these instances, the application of additional mitigation deemed necessary to ensure compatibility of the proposed development with surrounding properties may be required. Additional mitigation standards include, but are not limited to: (a) lowering density and intensity. (b) Increasing building setbacks. (c) Adjusting building stepbacks (see Section 54-2-5.16.F below). (d) Requiring tiered buildings. 13 (e) Adjusting onsite improvements to mitigate lighting, noise, mechanical equipment, refuse and delivery and storage areas. (f) Adjusting road and driveway locations. (g) Increasing buffer types and/or elements of the buffer type. F. Building Setback/Stepback 1) Where adjacent to a residentially zoned area and or buildings are taller than the by -right height a Setback and or Stepback shall be required. Applicants may request the use of either an additional setback or stepback, or both; however, approval shall be provided by the City Council as part of the zoning request. A building stepback is an architectural design element applied to the upper- story of a development and is required when a mixed -use district abuts a residential zoning district. Stepbacks are a step -like recession in a wall or faSade which allows for more daylight to reach the street level and create a more open, inviting pedestrian environment. Stepbacks reduce the scale of a building, increasing views of surrounding areas and emphasizes the ground floor of a structure to allow increased emphasis on pedestrian considerations. Stepbacks may be required for stories or features above a certain permitted height within a zoning district, per that district's development standards table and may be used as an additional compatibility mitigation per this section. When one mixed -use district abuts another mixed -use district, no compatibility setback is required. 2) Setback/Stepback determination. If a stepback is not provided, the minimum setback from the property perimeter buffer shall be increased by adding one-half of the building height to the required buffer. Stepbacks shall be a minimum of 15' in width. Figure 54-2-5.16.F Stepback, Buffer, and Compatibility Setback Compatibility Setback of 19.S Feet 3 Stories (39 Feet) :I I Adjacent Existing Residential property proposed Development Single -Family Zoning Line Within Venice Avenue 14 Figure 54-5-2.16.F.2 Stepback G. Mixed -Use Zoning District Incentive 1) Generally. To promote development and redevelopment of mixed -use zoning districts, incentives may be applied to buildings and developments which qualify based upon the criteria of this Section. To encourage certain public benefits and create a more dynamic public realm, density bonuses may be permitted for the items defined below. Providing 3 of 4 of the incentive categories listed in this Section shall permit development at fifty percent (50%) of the maximum density bonus through incentives. Providing 4 of 6 of the incentive categories listed in this Section shall permit development at one hundred percent (100%) of the maximum density bonus through incentives. Incentives defined: (a) Adaptive Reuse of existing building(s). (b) 15 percent affordable housing (at or below 100 percent Area Median Income —AMI). (c) 25 percent of parking designated for as publicly accessible. (d) Increase of active use area/publicly accessible open space in the form of a public plaza or similar medium open space size type. (e) Streetscape enhancements along the length of the primary street including: 1. Street trees based on 40 feet O.C. 2. Increased width/landscape verge to a minimum 8 feet 3. Shade structures 4. Street furnishings including but not limited to benches, decorative lighting or similar (f) Providing three (3) or more uses (i.e., commercial, office, residential, industrial, etc). with no single use occupying less than 20% of the gross area of the project. 2) Priority Land Use Incentives. Priority land uses are recognized from the City's Comprehensive Plan and designated Mixed -Use land use designations and represent a community vision for a desired land use within a mixed -use zoning district. A mixed -use zoning district may recognize priority 15 land uses and offer density incentives to implement priority land uses within a vertical or horizontal mixture of uses in a building or development. To qualify for this incentive, each building or development must include at least 2 priority land uses, each of which shall be at least 25 percent of the total. H. Mixed -Use Zoning Open Space 1) Mixed -Use Zoning Districts. All new development subject to this Section within mixed -use districts as defined in Section 5: Mixed -Use Zoning Districts, shall require a minimum of fifteen percent (15%) open space of the total development size. The required fifteen percent (15%) open space shall also comply with the following additional standards: (a) Less Than 25 Acres. For mixed -use developments less than twenty-five (25) acres, required open space shall include at least two (2) small open space types, as defined in Section 54-2- 5.16.H.A. (b) 25-50 Acres. For mixed -use developments greater than twenty-five (25) acres, but less than fifty (50) acres in size, required open space shall include at least two (2) small open space types and one (1) medium open space type, as defined in Section 54-2-5.16.H.A. (c) Greater Than 50 Acres. For mixed -use developments greater than fifty (50) acres in size, required open space shall include at least three (3) small open space types and two (2) medium open space types, as defined in Section 54-2-5.16.H.A. Alternatively, three (3) small open space types may be substituted for one (1) medium open space type, however all percentage requirements shall be met. Table 54-2-5.16.H Open Space Sizes Open Space Size Acreage (Range) Small 500 SF —1.0 Acres Medium 1.0-2.5Acres Large 2.5 Acres Or More 2) Open Space Types. In addition to different sizes, open space may take different forms, dependent upon both the nature of the development and the land in which it is established. Because of their nature, open space types may be considered more than a single open space size (i.e., an open space type may be considered both a small and medium open space size). Open space includes the following open space types, as defined below: 16 (a) Small Open Space 1. Pocket Park. Pocket parks are defined as a small open space. Pocket parks are primarily intended to provide small active or passive recreation opportunities and act as a gathering space for residents or customers. Features may include small shade structures, gazebos, seating areas, multi -purpose lawn space, playgrounds, community gardens, dog parks, trails, or natural elements such as a stream or pond. (b) Medium Open Space 1. Amenity Center. Amenity centers are defined as small or medium open spaces and include a combination of enclosed and open areas. Amenity centers provide recreational opportunities and are typically included in residential developments. Amenity centers may include features such as pools, splash pads, clubhouse, small scale recreational ^ facilities such as pickleball, soccer, or shuffleboard, lawn games, and pavilions. Pavilions associated with an amenity center are open air structures that typically allow for shade, outdoor concerts, exhibits, and other activities commonly associated with neighborhood events. Designs of amenity centers and pavilions should be similar in architecture and material as the residential development. 2. Green. Greens are defined as small or medium open spaces. Greens provides more informal, natural spaces supporting active or passive recreation opportunities. Greens are typically bounded by rights -of - ways and the fronts of buildings. Greens may provide features such as multi- purpose lawn space, lawn games, playgrounds or play spaces, and limited small scale recreational facilities such as pickleball or soccer. F 17 3. Plaza. Plazas are defined as small or medium open spaces. Plazas serve as a gathering place for civic, social, and commercial purposes. A plaza may contain a greater amount of impervious coverage than any other open space type. Plazas are typically located in the front or sides of a building or group of buildings and may not be located in the rear of the building or property. Pedestrian features such as shade structures, benches, tables, fountains, and public art are required. 4. Square. Squares are defined as small or medium open spaces. Squares serve as a more formal open space type for gathering for civic, social, and commercial purposes. Squares are typically bordered on all sides by a vehicular right-of-way (public and private), which, together with building frontages, creates a definition and boundary. Features may include seating areas, pedestrian facilities, play areas, shade structures, gazebos, seating areas, playgrounds, public art, statues, and monuments. (c) Large Open Space 1. Linear Park.Linearparksaredefinedasmedium or large open spaces. Linear parks may be formalized based on function (i.e., provide multimodal or connectivity opportunities). Linear parks typically take advantage of scenic environmental attributes and follow a natural feature including but not limited to a stream, wetland system, or man-made feature natural feature. Features may include natural environmental features such as streams, benches, picnic tables, lawn games, and shade structures. 18 2. Neighborhood Park. Neighborhood parks are defined as medium or large open spaces. Neighborhood parks are intended to be a substantial component of a development and provide formal or informal active and passive recreational activities opportunities. Neighborhood parks typically serve as a medium or large open space area for residential subdivisions, planned developments, and mixed -use centers. (d) Open Space Design Standards. The design and incorporation of open space in a development shall comply with the following standards: 1. Distribution. Open space shall be, to the maximum amount practicable with respect to environmental considerations and subdivision design, evenly distributed throughout the development. 2. Distance. No two open space types shall be adjacent or within 1/4 mile radius of another open space, where practical. 3. Frontage. All open space shall have at least fifty (50) feet of frontage on at least one (1) public street within the development in which the open space resides. 4. Consolidation. Required open space requirements shall not be consolidated to meet the standards of this Section. It is the intent of this Section to require multiple open space types of varying sizes in each development per Section 54-2-5.16.H.1: Open Space Percentage Requirements. 5. Active and Passive Features. A minimum of twenty-five percent (25%) of all required open space shall be dedicated and designed to allow for active recreation features. Active recreation and passive features are identified in Table 54-2-5.16.H.2 below. Table 54-2- 5.16.H.2 includes, but is not be limited to, those features identified. The City may administratively approve similar features which keep with the intent of the listed active or passive recreation features. a. Active recreation is defined as recreational features, often requiring equipment and taking place at prescribed places, sites or fields, which allow for the active recreational needs of residents or users of the development which they serve. b. Passive recreation is defined as recreational features that do not require prepared facilities like sports fields or pavilions and require minimal disruption to a site. These include such activities as walking paths and other features defined in Table 54-2- 5.16.H.2. Table 54-2-5.16.H.2 Active and Passive Features Active Features Passive Features Lawn Games and Concrete Gaming Tables Walking Trails Hard Courts (Pickleball, Tennis, Etc.) Boardwalks 19 Playgrounds Swimming Pools and Splash Pads Athletic Fields (Soccer, Baseball, Etc.) Clubhouse, Pavilions, Amenity Centers Exercise Facilities Plazas I. Non -Residential Building Design Standards Gardens Greens Picnic Areas Lakes and Ponds Benches and Seating Areas Lawns and Natural Areas Greenways 1) Intent and Applicability. Non-residential design standards are additional standards intended to supplement the required zoning district development standards and specific use standards. 2) Generally. Buildings are an integral component of the development for non-residential developments. Buildings set mass, scale, and help define patterns of development. Building designs within the City should complement one another through color, design and building materials. Buildings are not required to use the same components, but shall provide features that reflect their surroundings. 3) Standards. Building design standards for non-residential buildings shall: (a) Promote and enhance pedestrian scale. (b) Feature appropriate levels of building articulation, transparency, and design elements. (c) Limit undesirable design elements and promote desirable design elements. (d) Screen loading and delivery areas and mechanical use areas, including thoseon roofs. (e) Position primary entrance of a building toward a street or civic space area. 4) Prohibited Design Elements. The following design elements, which do not promote high quality development or redevelopment, are prohibited: (a) Large, monotonous, unarticulated blank wall surfaces. (b) Exposed and untreated block walls. (c) Chain link fences and barbed wires. (d) Mirror window glazing. (e) False fronts. (f) Loading bays or loading doors. (g) Lack of architectural features. 20 (h) lack of change in materials. 5) Required Design Elements. The following design elements, which promote a high -quality development or redevelopment, are required for all buildings subject to this Section 54-2- 5.16.1: (a) Consistent architectural style, detail and trim. (b) Facades which breakdown large elements of mass and scale where appropriate. (c) Architectural details and articulation. (d) Material changes reflective of function and appropriately placed. (e) Canopies, porches, stoops, roof overhangs or other pedestrian friendly features. (f) Shade and weather protection for ground floor entrances. (g) Design elements such as cornice lines, columns, arches. (h) Various fenestration and transparency elements. 6) Building Form. Building form design shall take into account mass, scale, and articulation. Box- like building forms, with little to no variety in design, which do not take into account required design elements, are prohibited. (a) Required Facade Design Requirements. Building facades shall be designed with a consistent architectural style, detail, and trim features. Figure 54-2-5.16.1.2 and 54-2- 5.16.1.3. demonstrates illustrative examples of facades that feature various required design elements. Facades shall also conform to the following standards: 1. Vertical Mass. The vertical mass of multistory buildings shall be visually broken at each story with architectural detail and articulation of at least one (1) foot in the vertical direction, which is illustrated as "A" in Figure 54-2-5.16.1.2 and 54-2- 5.16.1.3. 2. Roof Lines. Multiple roof line heights are required per the standards of this Section. It is encouraged to utilize recesses and projections between 10-30 (10-30) feet to provide public gathering and open places, which is illustrated as "B" in 54-2-5.16.1.2 and 54-2-5.16.1.3. 3. Horizontal Mass. Building facades which face a street or public space shall not exceed a linear distance of thirty-five (35) feet without the introduction of a physical articulation no less than one (1) foot wide and extending in a horizontal direction along the facade, which is illustrated as "C" in Figure 54-2-5.16.1.2 and 54-2-5.16.1.3. 4. Wall Offsets. Facades of sixty (60) or greater feet in width shall incorporate wall offsets of at least one (1) foot of depth a minimum of every forty (40) feet, which is illustrated as "D" in Figure 54-2-5.16.1.2 and 54-2-5.16.1.3. 21 Figure 54-2-5.16.1.2 Required Facade Design Elements Example B D- --._ - �-------' UPPER FLOOR TRANSPARENCY _+ _FINISHED FLOOR ' GROUND FLOOR TRANSPARENCY ` FINISHED GROUND FLOOR A-D Required Facade Design Elements A Vertical Mass B Roof Lines C Horizontal Mass D Wall Offsets (b) Transparency. Building facades shall be designed to have a minimum transparency, through the use of windows and doors, on ground floor andupper floors as illustrated in Figure 54-2-5.16.H.2: Transparency. Transparency applies to all sides of a buildings facing a public or private street. Transparency shall not be required for service areas, loading/unloading areas, or those areas not visible from the public or private street. 1. Ground Floor Transparency. Ground floor transparency shall be calculated based on the total facade area located between the finished ground floor level and beginning of the upper floor. All ground floor transparency shall be a minimum thirty-five (35) percent, unless otherwise provided in this CODE. 2. Upper Floor Transparency. Upper floor transparency is calculated based on total facade area located between the surface of any floor to the surface of the floor above it. If there is no floor above, then the measurement shall be taken from the surface of the floor to the top of the wall plate. All upper floor transparency shall be a minimum thirty percent (30%), unless otherwise provided in this CODE. 22 Figure 54-2-5.16.1.3. Transparency 11 r� Wall Plate Upper Floor I � Transparency • •�----- Finished Floor A Ground Floor Transparency -- ----— -------- — —— --— —— — 1� --- Finished Ground Floor (c) Blank Wall Area. Blank wall area is an undesirable design feature and shall be limited as follows. Blank wall area standards shall apply to the front and sides of buildings or any portion of a building fronting a residential area or public or private street, and shall comply with the standards below: 1. Blank wall area refers to the portions of an exterior facade that do not include windows, doors, columns, pilasters, architectural features greater than one (1) foot in depth, or a substantial material change. Blank wall area is illustrated in Figure 54- 2-5.16.H.3.: Blank Wall Area. 2. Paint shall not be considered a substantial material change. 3. Blank wall area applies in both a vertical and horizontal direction of the building facade and applies to ground floors and upper floors. 4. The maximum continuous blank wall area shall be a maximum thirty-five (35) square feet without a break by windows, doors, architectural features greater than one (1) foot in depth, or a substantial material change. 5. Except as otherwise regulated, the maximum permitted blank wall length for the rear of buildings shall be one -hundred (100) feet, or twenty-five percent (25%) of the building length, whichever is less. Alternatively, where the facade faces adjacent residential uses or a major arterial and or 1-95 an earthen berm shall be installed. The berm shall be no less than six (6) feet in height, containing at a minimum a double row of evergreen or deciduous trees, planted at intervals of fifteen (15) feet on center. This alternative is not intended for installation along frontage roads. 23 Figure 54-2-5.16.1.4. Blank Wall Area nk Wall (d) Outparcel Buildings. buildings located in development. I Blank Wall Outparcel buildings, also referred to as liner buildings, are front of other buildings along a street within the same 1. Outparcel buildings maybe permitted within mixed -use zoning districts. 2. Outparcel buildings shall include a consistent level of architectural detail on all sides of the building and consist of similar exterior materials and compatible colors of the primary building in the development. 3. Outparcel buildings, to the maximum extent practicable, shall be clustered along the street in order to define street edges, entry points and promote a pedestrian scale along the public street. 24 Figure 54-2-5.16.1.5. Outparcel Buildings PRINCIPAL PEDESTRIAN PATHWAY DRIVEWAY/DRIVE AISLEJI IVA STREET Li. a s9- •�-1 Figure 54-2-5.16.1.5.2. Outparcel Buildings (e) Minimum Design Items. A minimum of four (4) design items shall be utilized in the development of building design; however, it is encouraged to use more. Figure 54-2- 5.16.1-1.6: Minimum Design Items illustrates code compliant minimum design items. The following design items may be chosen to fulfill the minimum requirement: 1. A change in plane, such as a projection or recess which shall be a minimum of twelve (12) inches and include such features as columns,arches, planters, voids, etc. 2. Architectural details including cornices or similar details with relief elements. 25 3. Awnings, canopies, arcades, porches, stoops or balconies and similarweather/sun cover features over public entrances. 4. Complementary change in materials or texture, which may include the use of a building "base" which is defined as an area extending along the bottom of the building to a height of between thirty (30) inches and forty-eight (48) inches; can include the use of stacked stone, brick, or similar materials. 5. Complementary change in color. 6. Doors and windows fronting the public street shall include visually prominent sills, shutters, or other such forms of framing. 7. Ornamental and structural architectural details that are integrated into the overall design of the building, such as ironwork. 8. Parapet height transitions, vertical pilasters, and other similartreatments to soften scale of a building. 9. Differing building setbacks or projections to help vary the plane of building. 10. Active use areas. 11. Other design items to be approved by the City. Items. Ornamental 1 Recess �_ _ - Door 1 _ I J. MULTIFAMILY DESIGN STANDARDS mice Window 1) Intent and Applicability. Multifamily design standards are additional standards intended to supplement the required zoning district development standards and specific use standards provided in this code. These design standards shall be required for all new multifamily structures (including triplexes and quadplexes) and developments. Single family and duplex buildings and uses, including Townhouse/Attached Single Family, are exempt from these standards. 26 2) Standards. Multifamily design standards are intended to: (a) Promote and enhance pedestrian scale. (b) Feature appropriate levels of building articulation, transparency, and design elements. (c) Limit undesirable design elements and promote desirable design elements. (d) Screen loading and delivery areas and mechanical use areas, including roof top equipment. (e) Position the primary entrance of a building toward a street. 3) Prohibited Design Elements. The following design elements, which do not promote high quality development or redevelopment, are prohibited: (a) Large, monotonous, unarticulated blank wall surfaces. (b) Exposed and untreated block walls. (c) Lack of architectural features. (d) Lack of change in materials. 4) Required Design Elements. The following design elements, which promote a high -quality development or redevelopment, are required for all multifamily buildings subject to this Section: (a) Consistent architectural style, detail and trim. (b) Facades which break down large elements of mass and scale where appropriate. (c) Architectural details and articulation. (d) Material changes reflective of function and appropriately placed. (e) Canopies, porches, stoops, roof overhangs. (f) Shade and weather protection for ground floor entrances. (g) Design elements such as cornice lines, columns, arches. (h) Various fenestration and transparency elements. 5) Building Orientation and Placement. The following building orientation and placement features are required for all multifamily buildings subject to this Section. (a) Multifamily buildings which abut streets shall be required to be oriented parallel to the street. (b) Multifamily buildings shall not be oriented at an angle to the street. 27 (c) Developments with several multifamily buildings shall cluster buildings along streets or internal rights -of -way to allow for enhanced open space and recreation areas within the area of the development. (d) Developments with several multifamily buildings shall ensure no more than sixty percent (60%) of the off-street parking area for the entire property is located between the front facade within the front yard of the principal building(s) and the primary abutting street unless the principal building(s) and parking lots are screened from view by outparcel development. 6) Building Facades. Building form design shall take into account mass, scale, and articulation. Building facades shall be designed with a consistent architectural style, detail, and trim features. Facades which face a street shall include at minimum four (4) of the following elements. (a) A change in plane, such as an offset, reveal or projecting rib. Such plane projections or recesses shall have a width of no less than six (6) inches (columns, planters, arches, voids, etc.). (b) Architectural details such as raised bands and cornices. (c) Integrated planters that utilize landscaped areas for decorative details. (d) Awnings or arcades. (e) Covered porches, terraces, lanais, or balconies intended for private use by residents of the multifamily structure. (f) Shutters. (g) Pillars or posts. (h) Bay windows. (i) Roof eaves of at least three (3) inch wide trim. 0) Complementary change in color. (k) Complementary change in material/texture. 7) Transparency. Building facades shall be designed to have a minimum transparency, through the use of windows and doors, on ground floor and upper floors. Transparency standards shall apply to all sides of a buildings facing any public or private street. Transparency shall not be required for service areas, loading/unloading areas, or those areas not visible from the public or private street. The minimum transparency for multifamily buildings is thirty percent (30%) unless otherwise provided in this LDR. 8) Blank Wall/Articulation Standards. Blank wall area is an undesirable design feature and shall be limited as set forth herein. Blank wall area standards shall apply to the front and sides of buildings or any portion of a building fronting a residential area or public or private street, and shall comply 28 with the following standards: (a) Blank wall area shall be understood to refer to portions of an exterior facade that does not include windows, doors, columns, pilasters, architectural features greater than one (1) foot in depth, or a substantial material change. (b) Paint shall not be considered a substantial material change. (c) Blank wall area applies in both a vertical and horizontal direction of the building facade and applies to ground floors and upper floors. (d) The maximum continuous blank wall area shall be a maximum thirty-five (35) square feet without a break by windows, doors, architectural features greater than one (1) foot in depth, or a substantial material change. (e) Except as otherwise provided in this LDR, the maximum permitted blank wall length for the rear of buildings shall be one hundred (100) feet, or twenty-five (25) percent of the building length, whichever is less. Alternatively, where the facade faces adjacent residential uses, an earthen berm shall be installed. The berm shall be no less than six (6) feet in height, containing at a minimum a double row of evergreen or deciduous trees, planted at intervals of fifteen (15) feet on center. This alternative is not intended for installation along frontage roads. 9) Entrances. The entrances of a residence along the front facade of a multifamily building are the most highly designed side of a building. A primary facade and main building entry shall face the right-of-way, and additional entrances should face local streets, parking lots, plazas, and adjacent buildings to the extent possible. Buildings adjacent to public rights -of -way shall have at least one entrance providing access to the right-of-way. This entrance shall remain in operation and not be closed off to residents. Separate entrances to upper story units shall be prohibited from being visible street rights -of -way. All multifamily development and redevelopment shall provide no less than four (4) of the following items for building entrances. (a) A change in plane indicating a building entrance. (b) Building wall projection. (c) Recess of entry at least three (3) feet. (d) Architectural features and fenestration. (e) Variety in color, material, texture orienting pedestrians to the building entrance (f) Covered entries including awnings, arcade, or eave. (g) Windows. (h) Porches. (i) Arches, columns, stoops, cornices. 10) Porches/8olconies. (a) Porches, including covered porches, stoops, awnings, and bay windows and wings may only 29 extend into the front yard up to five (5) feet. Encroachments may be permitted up to fifty percent (50%) of the total length of the respective facade. (b) Balconies shall project or recess a minimum of two (2) feet from the facade. 11) Accessory Structures. All accessory structures for multifamily buildings and developments shall comply with the following standards. (a) Garages, carports, or covered parking areas shall be provided from local streets or alleys. Entrances to parking garages are exempt from this standard and may be accessed from street rights -of -way, alleys or internal courtyards or accesses. (b) Accessory structures shall have similar exterior materials, colors, and roof forms as the principal structure. 12) Miscellaneous Requirements. (a) All utility equipment (including meters and conduits) attached to a building shall be painted to match the primary surface color of the wall on which it is attached, painted to match accent colors used on the facade, or be blocked from view (where practicable) through the use of landscaping or screens. (b) Refuse collection areas shall be distributed evenly throughout multiple building multifamily developments. (c) Roofing materials should complement the color and texture of the building facade. K. INDUSTRIAL BUILDING DESIGN STANDARDS Design Standards. Due to the nature of industrial uses and their locations, limited design standards are required for buildings housing industrial uses. Only the following design standards are required for buildings used for industrial uses as defined in this Code 1) Industrial Building Facades. Industrial building facades in any district shall include the following. (a) Include windows and pedestrian features such as roof overhangs over identifiable public entrances to the building. Public entrances should be well defined through the use of projections, recesses, roof structures (such as overhangs or canopies) and other similar design elements. (b) Be faced in a compatible and consistent manner for any elevations fronting on a public or private street or where visible from an existing right-of-way. (c) Blank Wall Length. Maximum permitted blank wall length for industrial buildings shall be one - hundred (100) feet, or twenty-five percent (25%) of the building length, whichever is greater. (d) Lighting. Industrial use buildings and required parking areas shall not exceed a maximum thirty (30) feet fixture height and one-half (0.5) foot-candle intensity. (e) Equipment and Loading Areas. Equipment and loading areas shall comply with the following standards: 30 (f) All building roofs are to be uncluttered; cooling towers, HVAC and ventilation fans, mechanical units, etc., should be either screened using a pitched roof facade or parapets, or constructed adjacent to the building and properly screened from view by either landscaping or the use of similar building materials. (g) Ground -mounted equipment and mechanical equipment visible from a public right-of-way shall be screened from view by an opaque wall, landscaping, or a combination thereof. (h) Except where regulated otherwise, walls and landscaping shall have a minimum opacity of eighty-five percent (85%) and shall be the height of the equipment or facility plus six (6) inches. (i) Where the configuration of the building makes it impractical to locate the loading areas in the rear of the building, front or side loading areas may be proposed as a design alternative with additional screening or landscape requirements. (j} Areas used for the parking and or storage of vehicles, materials and or goods may utilize a chain -link fence/barbed wire or similar along the perimeter of those areas in addition to all required perimeter buffer / screening requirements set forth in Landscaping, Buffering, Fences and Walls. Chain -link may only be utilized in the front yard as part of a design alternative. (k) Parking. Parking for industrial use buildings shall comply with the following standards: 1. Employee parking should be located on the sides or rear of buildings where practicable. 2. A design alternative may be requested to allow for employee parking in front. 3. If parking in the front is permitted, a Buffer shall be required per Section 54-3-14.16. (1) Foundation Plantings. Foundation plantings shall be provided as follows: 1. Required along a minimum of fifty percent (50%) of the building facing a public or private street. 2. Service and loading areas shall be excluded from these calculations. 3. The average width of the foundation planting bed must be a minimum of four (4) feet. 4. Plantings shall consist of evergreen and deciduous ornamental shrubs from the approved landscape materials list and must be planted at a minimum size of twenty-four (24) inches at time of installation. L. Parking Standards Parking Standards provided in Section 54-3-15.2. An alternative may be provided through shared parking, or an alternative parking plan as provided below. 1) Shared Parking. Sharing of required off-street parking spaces is permitted in accordance with the Code, provided all parties seeking to share parking spaces have executed and recorded a shared parking have executed and recorded an agreement that specifies the rights and responsibilities of all parties involved in a form acceptable to the City Attorney. 2) Off -Site Parking. Off -site parking may be permitted with 500 linear feet of the use to be served, provided there is improved pedestrian access between the parking area and the use to be served, and provided the off -site parking area is located on a within the Mixed -Use District and provided all parties to the offsite parking have executed and recorded an agreement that specifies the rights and responsibilities of all parties involved in a form acceptable to the City Attorney. 31 3) Bicycle Parking. Mixed -use, multifamily, and non-residential uses shall provide on -site bicycle parking facilities at a rate of one bicycle parking space for every 30 dwelling units or 5,000 square feet of non-residential floor area. 4) Charging Stations. Electric vehicle charging Stations are encouraged in accordance with the Code and shall not count against the parking counts required by Code. 5) Parking Location. Except for single family detached dwellings, which are not subject to parking location requirements, buildings of two or more stories may have up to one bay of parking spaces and the associated access aisle between the building front and the street it faces. Off-street parking spaces shall not be located between a single -story building facade and the street it faces. 6) Cross Access. Off-street parking lots of 24 or more parking spaces shall be configured, to the maximum extent practicable, to connect to adjacent off-street parking lots in a manner that allows vehicles to move from one lot to an adjacent lot without use of a public street. Cross accessways shall maintain a minimum width of 12 feet for one-way drives and 24 feet for two- way drives. 7) Parking may be reduced by fifteen percent (15%). This percentage may be modified through an Alternative Parking Plan (APP) as identified below. (a) Alternative Parking Plan (APP). The parking requirements set forth in this Section maybe modified through an APP. The City may accept an APP in place of the parking requirement for a use if the below requirements are met. 1. A parking study must be submitted that is prepared by a registered Professional Engineer or Certified land Use Planner. 2. The study must include the size, type, and use(s) of the development; anticipated peak parking; anticipated normal parking amounts; and a narrative and data as to why the parking requirements of the Code do not accurately reflect the needs of the proposed development. 3. The APP may include provisions for satellite parking if the number of off-street parking spaces required cannot reasonably be provided on the same lot where the principal use is located. 4. An APP may be requested concurrently with a site and development plan. Section 3. Severability. In the event a court of competent jurisdiction shall determine that any part of this Ordinance is invalid, the remainder of the Ordinance shall not be affected and it shall be presumed that the City Council of the City of Sebastian did not intend to enact such invalid provision. It shall further be assumed that the City Council would have enacted the remainder of this Ordinance without said invalid provision, thereby causing said remainder to remain in full force and effect. Section 4. Conflicts. All Ordinances or parts of Ordinances in conflict herewith are hereby repealed to the extent of such conflict. 32 Section 5. Codification. The sections of the Ordinance shall be codified within part of the City of Sebastian's Land Development Code and may be renumbered or re -lettered to accomplish such, and the word "ordinance" may be changed to "section," "division," or any other appropriate word. Section 6. Scrivener's Errors. Sections of this Ordinance may be renumbered or re - lettered and corrections of typographical errors which do not affect the intent may be authorized by the City Manager, or the City Manager's designee, without need of public hearing, by filing a corrected or re -codified copy of same with the City Clerk. Section 7. Effective Date. This Ordinance shall become effective immediately upon its adoption by the City Council. The foregoing Ordinance was moved for adoption by Councilmember Nunn . The motion was seconded by Councilmember Dixon and, upon being put to a vote, the vote was as follows: Mayor Bob McPartlan Vice -Mayor Fred Jones Councilmember Kelly Dixon aye aye aye Councilmember Ed Dodd aye Councilmember Christopher Nunn aye The Mayor thereupon declared this Ordinance duly passed and adopted this 2B cby cf Ity, 2025. ATTEST: W,�.�LQmq JANETtTE WILLIAMS, MMC CITY CLERK CITY OF SEBASTIAN, FLORIDA BOB MCPARTLAN, MAYOR-- — - — = l Approved as to form and legality for relianc byeCity of Seba tian only: EIF R COCKCROF , ESQ ., BCS LCVY ATTORNEY 33