The scope of the regulations in this article shall extend to the boundaries of the City of Belle Glade Community Redevelopment Area as described and mapped in the City of Belle Glade Community Redevelopment Plan and the Finding of Necessity. Specific regulations are provided for each of the major redevelopment sectors as provided below.

(Ord. No. 05-12, § 1, 10-3-05)

It is the purpose and intent of these regulations to implement the goals and objectives of the Redevelopment Plan, to provide guidance decision-making for the CRA Commission and to provide direction for potential developers within the CRA area. Further it is the intent to protect the health, safe, morals and general welfare of the Belle Glade citizens, residents and visitors. These regulations shall direct the use, magnitude, character and aesthetics of the Belle Glade Community Redevelopment Area.

These regulations are "overlay zoning regulations" and as such are intended to supplement the underlying zoning regulations for each district within the CRA area. In instances where there is conflict as to use or area regulations between the underlying zoning and this overlay zoning district, the overlay district shall control. Additionally, where provisions of this overlay district are not in conflict with other regulations, that which is most restrictive shall control.

(Ord. No. 05-12, § 1, 10-3-05)

(a)

Civic places.

(b)

Downtown.

(c)

Commercial enhancement.

(d)

Northern gateway redevelopment assemblage.

(e)

Retail assemblage redevelopment.

(f)

Single-family redevelopment neighborhood.

(g)

Multi-family redevelopment neighborhood.

(h)

Mixed-use sector (Historic Black Business District).

(Ord. No. 05-12, § 1, 10-3-05)

(a)

Land uses. All land uses in the civic places district are intended to be public in ownership and to serve a public purpose. The public places include the followings:

(1)

Municipal complex and town square.

(2)

Hand Park.

(3)

Hillsboro Canal Corridor.

(4)

Loading ramp park.

(b)

Pedestrian functions. All civic places shall give priority to pedestrian access and circulation. Each redevelopment plan shall have a specific pedestrian functional component. In every instance, landscaping and street furniture shall be placed in ways to provide shade and shelter for pedestrians on civic place sites.

(c)

Vehicular functions. There shall be no vehicular roadways or parking located within civic places except for the necessary vehicular access for City Hall functions. At the City Hall, Public Safety, Library and Chamber of Commerce Plaza, the functions of employee parking, visitor parking, public safety vehicular access and parking shall be provided while still protecting the integrity of pedestrian access. In so far as there is conflict between public safety functions and any other use, the public safety functions shall control and be protected.

(d)

Landscaping. Civic places shall be landscaped in a manner that implements the general design theme for the Belle Glade Redevelopment Area. Large specimen trees shall be Royal Palms and Royal Poincianas. Other trees shall be flowering species and the remaining plantings shall be native and drought tolerant.

(Ord. No. 05-12, § 1, 10-3-05; Ord. No. 13-07, § 1, 8-5-13)

(a)

Land uses. All land uses in the downtown district are intended to provide space for retail, office, residential, restaurant and entertainment uses. All uses in the downtown shall be conducive to pedestrian circulation and provide a continuous attraction to the storefront space, which abuts the public sidewalk. Uses, which are distinctly vehicular in function and purpose, are prohibited. Examples of such uses are auto sales lots, gas stations, and auto repair shops. Industrial uses, heavy commercial uses and any use, which does not provide an interactive relationship with pedestrians, are also prohibited. All renovations and redevelopment shall front the structure on a "build to" line, which shall be the city road right-of-way line, unless otherwise determined by the CRA commission.

(b)

Pedestrian functions. The downtown shall give priority to pedestrian access and circulation. Each redevelopment plan shall have a specific pedestrian functional component. In every instance of redevelopment and revitalization, awnings or porticos shall be provided to offer shelter from sun and rain. Street trees and street furniture shall be placed in ways to provide shade and shelter for pedestrians in the downtown. "Countdown" pedestrian crossing signals shall be used where feasible.

(c)

Vehicular functions. Parking for uses in the downtown shall be provided at rates as provided in the underlying zoning categories. In all instances, on-street parking is encouraged as a supplement to the required number of parking spaces. "Bump-outs" and other locations for street trees and landscaping shall be provided for in the public rights-of-way.

(d)

Landscaping. Downtown shall be landscaped in a manner that implements the general design theme for the Belle Glade Redevelopment Area as indicated in the redevelopment plan. Street trees shall be Alexander Palms while other large specimen trees shall be Royal Palms and Royal Poincianas. Other trees shall be flowering species and the remaining plantings shall be native and draught tolerant.

(Ord. No. 05-12, § 1, 10-3-05)

(a)

Land uses. All land uses permitted in the underlying zoning categories for the commercial enhancement sector are permitted in this overlay district.

(b)

Pedestrian functions. Pedestrian circulation shall be protected by use of sidewalks and proper restrictions where pedestrians cross vehicular pathways.

(c)

Vehicular functions. Parking in the commercial enhancement sector shall be required as in the underlying zoning districts.

(d)

Landscaping. Commercial enhancement sector shall be landscaped in a manner that implements the general design theme for the Belle Glade Redevelopment Area as indicated in the redevelopment plan. Street trees shall be Alexander Palms while other areas shall be landscaped in a manner that implements the general design theme for the Belle Glade Redevelopment Area as indicated in the redevelopment plan. Street trees shall be Alexander Palms while other large specimen trees shall be Royal Palms and Royal Poincianas. Other trees shall be flowering species and the remaining plantings shall be native and draught tolerant.

(Ord. No. 05-12, § 1, 10-3-05)

(a)

Land uses. All land uses permitted in the underlying zoning categories for the northern gateway sector are permitted in this overlay district.

(b)

Pedestrian functions. Pedestrian circulation shall be protected by use of sidewalks and proper restrictions where pedestrians cross vehicular pathways.

(c)

Vehicular functions. Parking in the northern gateway sector shall be required as in the underlying zoning districts.

(d)

Landscaping. Northern gateway sector shall be landscaped in a manner that implements the general design theme for the Belle Glade Redevelopment Area as indicated in the redevelopment plan. Street trees shall be Alexander Palms while other areas shall be landscaped in a manner that implements the general design theme for the Belle Glade Redevelopment Area as indicated in the redevelopment plan. Street trees shall be Alexander Palms while other large specimen trees shall be Royal Palms and Royal Poincianas. Other trees shall be flowering species and the remaining plantings shall be native and draught tolerant.

(Ord. No. 05-12, § 1, 10-3-05)

(a)

Land uses.

(1)

The following land use shall be permitted in the single-family residential infill district: Single-family detached residential units; and

(2)

The following land uses may be permitted in the single-family residential infill district: two-family (duplex), three-family (triplex), and four-family (quadplex) residential units, provided that such units comply with all setbacks and minimum lot size regulations set forth in R-2 residential districts and provided that the city commission specifically determines, at the time of site plan approval, that the proposed use:

a.

Will not adversely affect living conditions within the surrounding neighborhood;

b.

Will not deter the improvement, development or redevelopment of property in the surrounding neighborhood; and

c.

Is in the best interests of the city.

(3)

Notwithstanding section 31-361 of this Code, all new development of two-family (duplex), three-family (triplex), and four-family (quadplex) residential units in a single-family residential infill district shall be subject to site plan review, including but not limited to the requirements set forth in section 31-362, section 31-363, and section 31-364.

(b)

Pedestrian functions. Pedestrian circulation shall be protected by use of sidewalks and proper restrictions where pedestrians cross vehicular pathways.

(c)

Vehicular functions. Parking shall be allowed on street in parallel parking configuration plus all parking standards of the underlying zoning categories shall be met.

(d)

Landscaping. Landscaping shall be provided as indicated in the redevelopment plan. Street trees shall be live oaks, laurel oaks, black olives or mahoganies. Other large specimen trees shall be Royal Palms and Royal Poincianas. Smaller trees shall be flowering species and the remaining plantings shall be native and draught tolerant.

(Ord. No. 05-12, § 1, 10-3-05; Ord. No. 19-08, § 2, 12-16-19, eff. 1-27-20)

(a)

Land uses. All residential types shall be permitted in the multiple-family redevelopment neighborhood district. Densities shall not exceed twenty (20) units per net acre.

(b)

Pedestrian functions. Pedestrian circulation shall be protected by use of sidewalks and proper restrictions where pedestrians cross vehicular pathways.

(c)

Vehicular functions. Parking shall be allowed on street in parallel parking configuration plus all parking standards of the underlying zoning categories shall be met.

(d)

Landscaping. Landscaping shall be provided as indicated in the redevelopment plan. Street trees shall be live oaks, laurel oaks, black olives or mahoganies. Other large specimen trees shall be Royal Palms and Royal Poincianas. Smaller trees shall be flowering species and the remaining plantings shall be native and draught tolerant.

(Ord. No. 05-12, § 1, 10-3-05)

(a)

Land uses. All uses permitted in the underlying zoning districts shall be permitted in the mixed-use sector.

(b)

Pedestrian functions. Pedestrian circulation shall be protected by use of sidewalks and proper restrictions where pedestrians cross vehicular pathways.

(c)

Vehicular functions. Parking shall be allowed on street in parallel parking configuration plus all parking standards of the underlying zoning categories shall be met.

(d)

Landscaping. Landscaping shall be provided as indicated in the redevelopment plan. Street trees shall be live oaks, laurel oaks, black olives or mahoganies. Other large specimen trees shall be Royal Palms and Royal Poincianas. Smaller trees shall be flowering species and the remaining plantings shall be native and draught tolerant.

(Ord. No. 05-12, § 1, 10-3-05)

(a)

The principles of secure design (SD).

(1)

Natural surveillance. The placement and design of physical features to maximize visibility. This application includes building orientation, location and size of windows, entrances and exits, landscape trees and shrubs, fences, walls, signs and any other obstruction to visibility. The placement of persons or activities to maximize surveillance activities. Lighting that provides for nighttime illumination of parking areas, walkways, entrances and exits.

(2)

Natural access control. The use of walks, pavement, lighting, and landscaping to clearly direct to and from entrances and exits. The use of fences, walls or landscaping to prevent and discourage public access to or from dark and/or unmonitored areas.

(3)

Territorial reinforcement. The use of pavement treatments, landscaping, art, signage, screening, and fences to define and outline ownership of property and to define the public, semi-public and private space on a property.

(4)

Maintenance. The maintenance of landscaping to proper heights; the maintenance of property as well painted, pruned and picked-up to show caring, concern and awareness of the physical environment.

(b)

The context of this urban design and application of SD. Secure design (SD) is the same concept as crime prevention through environmental design (CPTED) noted in the Community Redevelopment Plan. The intent of these regulations includes a makeover of all the Belle Glade CRA public rights-of-way and adjacent private residential and commercial uses. New streetscape material will be installed including street lighting, pedestrian lighting, bus stops, street signs, benches, sidewalk pavers and crosswalk pavers. A comprehensive landscaping plan will be put in place along with the streetscape. The new plantings will provide the corridors of the CRA with a unified look which will have a signature characterized by flowering trees and palms.

An extremely important standard in all of the design is the requirement that secure design (SD) techniques be incorporated. Belle Glade leadership has recognized that this substantial public investment and public involvement cannot be effective in revitalizing the private properties along the corridor unless the incidence of crime and the perception of crime for the corridor is vastly improved.

(c)

The SD built environment. This document concentrates on the CRA built environment. Its purpose is to provide guidelines for the revitalization and redevelopment of the CRA properties in a way which enhances the perception of personal security and ultimately reduces the incidence of crime along the area.

(d)

Site standards.

(1)

Prohibited fences. Chain link and wood fences are prohibited. Preferred fences are wrought iron properly designed to prevent access over them and planted with a landscape material that will allow vision through by which adds a thorny cover such as bougainvillea.

(2)

Prohibited stone. Loose gravel, stone, or rip-rap shall not be allowed in buffer or landscaped areas. The purpose for this prohibition is to eliminate the potential use of the materials for damage to building or assault on persons.

(3)

Landscape theme. The desired landscaping theme for the CRA shall consist of low ground cover, palms and elevated canopy trees. (Specific materials are provided for in the Belle Glade Streetscape Designs.

Plant size:
 ;hg;Shrubs, ground cover. Normal mature growth height not to exceed two and one half feet (2½′). Planting areas shall create a barrier to pedestrian travel and reach eighty (80) percent opaque within one year of planting.

Trees:
 ;hg;Twelve feet by six feet (12′ × 6′) spread with a three inch (3″) caliper and five feet (5′) clear trunk at time of planting for all canopy trees (such as live oaks). Palm are further specified in the streetscape plans. A planting water recharge areas shall be eight feet by eight feet (8′ × 8′) minimum per tree.

Palms:
 ;hg;Minimum gray wood trunk of eight feet (8′).

(e)

Pedestrian related secure design features.

(1)

Pedestrian access. Direct pedestrian access shall be provided from the principal entrance of the building to the sidewalk on Belle Glade streets. Pedestrian access shall be provided from rear parking facilities to the ground floor uses, either through rear or side building entrances, pedestrian ways along the perimeter of buildings, or by pedestrian throughways which connect the rear parking lots to the sidewalks along. Pedestrian throughways may be exterior and located between buildings or may be incorporated into the interior design of a structure. Pedestrian throughway shall be a minimum of six (6) feet wide, well lighted and visually accessible from either the interior of the building or street and parking areas. The intention of this section is to provide a safe and aesthetically pleasing environment. Pedestrian ways should be shaded by trees or protected from rain and sun by canopies. However, neither trees nor canopies should block natural surveillance.

(2)

Lighting. Parking, vehicular service areas, and all pedestrian areas and accesways shall be well lighted to provide both a secure and aesthetically pleasing environment. Lighting shall be directed away from adjacent residential properties and roadways.

(3)

Windows and visibility of pedestrian areas. Windows should be impact resistant glass. This material allows for the removal of window bars and precludes the need for hurricane shutters. Combined ground floor and second floor building frontage on all front and side yards should contain a minimum of fifteen (15) percent transparent materials per gross area of frontage and windows should be distributed across all areas of the building facades.

(f)

SD review for privately owned sites. It is the intent of the guidelines listed below to assist in the creation and maintenance of a built environment that decreases the opportunity for crime and increases the perception of safety. The SD review should include but not be limited to the following principles:

(1)

Provision of natural surveillance.

a.

The placement and design of physical features to maximize visibility. Considered in this review will be building orientation, placement of windows, entrances and exits, parking lots, walkways, guard gates, landscape trees and shrubs, fences or walls, signage and any other physical obstructions.

b.

The pathways for persons and/or activities to maximize surveillance possibilities.

c.

Lighting that provides for nighttime illumination of parking lots, walkways, entrances and exits with wide spectrum white light.

(2)

Provision for natural access control.

a.

The use of sidewalks, pavement, lighting and landscaping to clearly guide the public to and from entrances and exits.

b.

The use of fences walls or landscaping to prevent and or discourage public access to or from dark and/or unmonitored areas.

(3)

Provision of territorial reinforcement.

a.

The use of pavement treatments, landscaping, art, signage, screening and fences to define and outline ownership of property and to separate public space from private space.

b.

Use of fences or walls to separate and secure portions of a site which cannot be continuously observed by pedestrians, motorists or occupants of the site.

(4)

Provision of maintenance. All permitted principal and accessory uses and structures should be subject to the following conditions. The property owner shall be responsible for maintenance of the site according to the following standards:

a.

All exterior lighting fixtures shall be maintained in an operative state.

b.

Plants and landscaping shall be maintained in a properly trimmed, viable, vigorous growth condition in perpetuity or replaced in kind.

c.

The site shall be maintained, at all times, as to present the site in an orderly appearance and the site shall be kept free from refuse and debris.

d.

The use of low-maintenance landscaping and lighting treatment to facilitate the SD principles of natural surveillance, natural access control and territorial reinforcement.

(Ord. No. 05-12, § 1, 10-3-05)

Prior to the issuance of any building permit in the CRA, which would change the land use or physically modify the structure in excess of five thousand dollars ($5,000.00) construction cost, the applicant shall submit a site plan which shall be reviewed by the city staff for compliance with these regulations and the Community Redevelopment Plan (plan). In instances, where the proposed site plan is not consistent with the Community Redevelopment Plan, such site plan may be submitted to the board of the community redevelopment agency for a waiver. In no case, however, shall the board waive conditions of the underlying zoning regulations nor the use regulations of the plan. Before the board may grant a waiver, it must find that (i) the proposed site plan does not violate the integrity and intent of the plan, (ii) the proposed site plan is the minimum necessary to effect a reasonable use of the site and (iii) the proposed site plan will not set a precedent for other waivers within the same redevelopment sector of the plan.

(Ord. No. 05-12, § 1, 10-3-05)