No land within the city shall be developed except in accordance with the zoning district regulations of this article and all other regulations of this Code, including but not limited to, Article 4: Use Standards, and Article 5: Development Standards.

(Ord. 2012-64, passed 9-11-12)

Land within the city is generally classified by this Code to be within one of a number of base zoning districts. Land may be reclassified to one of several planned development overlay zoning districts or to one or more other types of overlay zoning districts.

(Ord. 2012-64, passed 9-11-12)

Land shall be classified or reclassified into a zoning district only in accordance with the procedures and requirements set forth in Section 155.2403, General Zoning Map Amendment (Rezoning) or Section 155.2404, Site-Specific Zoning Map Amendment (Rezoning). Reclassification of land into a planned development overlay zoning district also shall be in accordance with the procedures and requirements set forth in Section 155.2405, Planned Development.

(Ord. 2012-64, passed 9-11-12)

Regulations governing development in a planned development zoning district shall apply instead of the regulations governing development in the underlying base zoning district. Regulations governing development in an overlay zoning district shall apply in addition to or instead of the regulations governing development in the underlying base zoning district (and planned development zoning district, where applied). Overlay zoning districts may also provide a more flexible alternative to base zoning district standards. If the standards governing an overlay zoning district expressly conflict with those governing an underlying base zoning district, the standards governing the overlay zoning district shall control. If land is classified into multiple overlay zoning districts and the standards governing one overlay zoning district expressly conflict with those governing another overlay zoning district, the more restrictive standard shall apply.

(Ord. 2012-64, passed 9-11-12)

   A.   Base Zoning Districts

      1.   Each of Parts 2 through 5 describes those zoning districts within a particular category of base district (residential, commercial, industrial, or special). The description of each base district consists of: a Subsection A that states the purpose of the district; a Subsection B that references the use table in Appendix A: Consolidated Use Table, and use-specific standards in Article 4: Use Standards; a Subsection C that sets out the intensity and dimensional applicable in the district; a photograph of a building form typical in the district; a depiction of a lot pattern typical in the district; and an illustration showing how the district's intensity and dimensional standards apply to typical lot patterns and building forms.

      2.   The graphics are intended to illustrate the general character of the district and do not necessarily reflect all the standards that may apply to a particular development. All development is subject to Article 4: Use Standards, and Article 5: Development Standards. If an intensity or dimensional standard graphically depicted for a base zoning district is inconsistent with an intensity or dimensional standard established in Subsection C of the district standards, the standard established in Subsection C shall govern.

   B.   Planned Development Zoning Districts

Part 6 sets forth general provisions describing the general purpose of planned development zoning districts and general standards applicable to all planned development zoning districts established by this Code, followed by sections that specify standards applicable in each type of planned development district. Each section includes: a Subsection A that states the purpose of the district; a Subsection B that references the use table in Appendix A: Consolidated Use Table, and use-specific standards in Article 4: Use Standards; a Subsection C that identifies the intensity and dimensional standards that are applicable in the district or are to be addressed in the PD Plan for the district; and a Subsection D that identifies development standards to be addressed in the PD Plan and the means of modifying them (e.g., through an Alternative Landscaping Plan).

   C.   Overlay Zoning Districts

Part 7 sets forth the purpose and standards specific to each of the established overlay zoning districts. Overlay district standards generally supplement standards applied by the underlying base district. Some overlay districts include standards that modify or supersede standards otherwise applied by the underlying base district.

(Ord. 2012-64, passed 9-11-12)

The residential base zoning districts established in this part are intended to provide a comfortable, healthy, safe, and pleasant environment in which to live and recreate. More specifically, they are intended to:

   A.   Provide appropriately located lands for residential development that are consistent with the goals, objectives, and policies of the comprehensive plan and any functional plans and small area plans adopted by the city.

   B.   Ensure adequate light, air, privacy, and recreational and open space areas for each dwelling, and protect residents from the negative effects of noise, incompatible population density, traffic congestion, flooding, and other significant adverse environmental impacts;

   C.   Protect residential areas from fires, explosions, toxic fumes and substances, and other public safety hazards;

   D.   Provide for residential housing choice, affordability, and diversity with varying housing densities, types, and designs, including accessory dwelling units;

   E.   Provide for safe and efficient vehicular access and circulation and promote bicycle-, pedestrian-, and transit-friendly neighborhoods;

   F.   Provide for public services and facilities needed to serve residential areas and accommodate public and semi-public land uses that complement residential development or require a residential environment while protecting residential areas from incompatible nonresidential development;

   G.   Create neighborhoods and preserve existing community character while accommodating new infill development and redevelopment consistent with the city's goals and objectives;

   H.   Preserve the unique character and historic resources of the traditional neighborhoods and the community; and

   I.   Promote sustainable development in terms of energy efficiency and conservation, greenhouse gas reductions, food security, materials recycling, and similar sustainability goals.

(Ord. 2012-64, passed 9-11-12)

 

 

(Ord. 2012-64, passed 9-11-12; Am. Ord. 2013-37, passed 1-22-13; Am. Ord. 2013-73, passed 7-23-13; Am. Ord. 2014-16, passed 1-28-14; Am. Ord. 2018-60, passed 6-12-18)

 

 

(Ord. 2012-64, passed 9-11-12; Am. Ord. 2013-37, passed 1-22-13; Am. Ord. 2013-73, passed 7-23-13; Am. Ord. 2018-48, passed 3-13-18; Am. Ord. 2018-60, passed 6-12-18)

 

 

 

 

 

 

 

 

The commercial base zoning districts are established for the general purpose of ensuring there are lands in the city that provide a wide range of office, retail, service, institutional, industrial, and related uses to meet household and business needs, and more specifically to:

   A.   Provide appropriately located lands for the full range of commercial uses needed by the city's residents, businesses, and workers, consistent with the goals, objectives, and policies of the comprehensive plan and any functional plans and small area plans adopted by the city;

   B.   Strengthen the city's economic base, and provide employment opportunities close to home for residents of the city and surrounding communities;

   C.   Create suitable environments for various types of commercial uses, and protect them from the adverse effects of incompatible uses;

   D.   Create suitable environments for various types of mixed use development, where business, office, retail, and residential uses are designed and integrated in compatible ways;

   E.   Support the military and governmental activities taking place in the city;

   F.   Preserve the unique character and historic resources of the city's urban core area;

   G.   Minimize the impact of commercial development on residential uses; and

   H.   Promote sustainable development in terms of energy efficiency and conservation, greenhouse gas reductions, food security, materials recycling, and similar sustainability goals.

(Ord. 2012-64, passed 9-11-12)

 

 

 

 

 

 

The industrial base zoning districts are established for the general purpose of ensuring there are lands in the city that provide a wide range of manufacturing, storage, and related uses to meet household and business needs, and more specifically to:

   A.   Provide appropriately located lands for the full range of commercial uses needed by the city's residents, businesses, and workers, consistent with the goals, objectives, and policies of the comprehensive plan and any functional plans and small area plans adopted the city's Community Redevelopment Areas (CRAs);

   B.   Strengthen the city's economic base, and provide employment opportunities close to home for residents of the city and surrounding communities;

   C.   Create suitable environments for various types of industrial uses, and protect them from the adverse effects of incompatible uses;

   D.   Minimize the impact of industrial development on residential and commercial uses; and

   E.   Promote sustainable development in terms of energy efficiency and conservation, greenhouse gas reductions, food security, materials recycling, and similar sustainability goals.

(Ord. 2012-64, passed 9-11-12)

 

 

 

 

 

 

 

 

 

   B.   BP District Standards

The following standards apply to developments in BP districts in addition to any applicable standards in this article, Article 4: Use Standards, and Article 5: Development Standards.

      1.   Access and Circulation

   Where a lot fronts on a commercial street and a parallel residential street, no direct vehicular access from the residential street is allowed.

      2.   Fences and Walls

   A wall at least six feet high shall be provided along any property line abutting a residentially zoned property.

(Ord. 2012-64, passed 9-11-12)

   A.   General Purposes of Planned Development Zoning Districts

The Planned Development (PD) districts are established and intended to encourage innovative land planning and site design concepts that support a high quality of life and achieve a high quality of development, environmental sensitivity, energy efficiency, and other city goals and objectives by:

      1.   Reducing or diminishing the inflexibility or uniform design that sometimes results from strict application of zoning and development standards designed primarily for individual lots;

      2.   Allowing greater freedom in selecting the means of providing access, open space, and design amenities;

      3.   Allowing greater freedom in providing a well-integrated mix of residential and nonresidential land uses in the same development, including a mix of housing types, lot sizes, and densities;

      4.   Allowing more efficient use of land, with smaller networks of streets and utilities, and thereby lowering development and housing costs; and

      5.   Promoting quality design and environmentally sensitive development that respects surrounding established land use character and respects and takes advantage of a site's natural and man-made features, such as trees, wetlands, floodplains, and historic features.

   B.   Classification of Planned Development Zoning Districts

Land shall be classified into a planned development zoning district only in accordance with the procedures and requirements set forth in Section 155.2405, Planned Development, and this section.

   C.   Reserved

   D.   Organization of Planned Development Zoning District Regulations

Section 155.3602, General Standards for All Planned Development Districts, sets out general standards applicable to all types of planned development districts. Sections 155.3603 to 155.3607 set out the purpose statements and standards for each of the five specific types of planned development districts. These subsections have a common structure consisting of a purpose statement and applicable development standards. Some PD districts also include additional district-specific standards. Appendix A: Consolidated Use Table identifies the allowable uses for each of the PD, subject to inclusion in an approved PD Plan for the district.

(Ord. 2012-64, passed 9-11-12)

Before approving a PD zoning district classification, the City Commission shall find that the application for the PD zoning district classification and the associated PD Plan, comply with the following standards:

   A.   PD Plan

      The PD Plan shall include the following:

      1.   A statement of planning objectives for the district;

      2.   Detailed description of the following for the entire PD District and for each development area:

         a.   Dimensional Standards as follows:

            i.   The land area;

            ii.   Types and mix of land uses;

            iii.   Maximum number of residential units (by use type);

            iv.   Maximum nonresidential floor area (by use type);

            v.   Minimum lot area;

            vi.   Minimum lot width;

            vii.   Maximum impervious surface area;

            viii.   Maximum building height;

            ix.   Maximum individual building size;

            x.   Minimum and maximum setbacks; and

            xi.   Minimum setbacks from adjoining residential development or residential zoning districts.

         b.   Modifications of Development Standards;

         c.   Provisions addressing how transportation, potable water, wastewater, stormwater management, and other public facilities will be provided to accommodate the proposed development;

         d.   Provisions related to environmental protection and monitoring;

         e.   Identification of community benefits and amenities that will be provided to compensate for the added development flexibility afforded by the PD district;

         f.   Development Phasing Plan;

         g.   Conversion Schedule; and

         h.   Any other provisions the City Commission determines are relevant and necessary to the development of the planned development in accordance with applicable standards and regulations.

      3.   Identify the general location of the following:

         a.   Individual development areas, identified by land use(s) and/or development density or intensity;

         b.   Open space (whether designated for active or passive recreation), including amount, and type of;

         c.   All public and private streets, existing or projected transit corridors, and pedestrian and bicycle pathways, and how they will connect with existing and planned city systems;

         d.   Environmentally sensitive lands, wildlife habitat, wetlands, and floodplains;

         e.   On-site potable water and wastewater facilities, and how they will connect to city systems;

         f.   On-site stormwater management facilities, and how they will connect to city systems; and

         g.   All other on-site public facilities serving the development, including but not limited to parks, schools, and facilities for fire protection, police protection, EMS, stormwater management, and solid waste management.

      4.   Graphics demonstrating the following:

         a.   Projects with structures greater than 35 feet in height, the shadowing on adjacent properties at the following times: two hours after sunrise, noon, and two hours before sunset during the winter solstice, spring equinox, summer solstice, and fall equinox.

         b.   The impacts to view corridors of any adjacent properties of natural resources, including but not limited to, beaches, shores, waterways, recreation spaces and conservation spaces.

   B.   Consistency with City Plans

The PD zoning district designation and the PD Plan shall be consistent with the comprehensive plan.

   C.   Compatibility with Surrounding Areas

Development along the perimeter of a PD district shall be compatible with adjacent existing or proposed development. Where there are issues of compatibility, the PD Plan shall provide for transition areas at the edges of the PD district that provide for appropriate buffering and/or ensure a complementary character of uses. Determination of complementary character shall be based on densities/intensities, lot size and dimensions, building height, building mass and scale, hours of operation, exterior lighting, and siting of service areas.

   D.   Development Phasing Plan

If development in the PD district is proposed to be phased, the PD Plan shall include a development phasing plan that identifies the general sequence or phases in which the district is proposed to be developed, including how residential and nonresidential development will be timed, how infrastructure (public and private) and open space will be provided and timed, and how development will be coordinated with the city's capital improvements program.

   E.   Conversion Schedule

The PD Plan may include a conversion schedule that identifies the extent to which one type of residential use may be converted to another type of residential use (e.g., multifamily dwellings to single-family dwellings) and one type of nonresidential use may be converted to another type of nonresidential use (e.g., office use to retail sales use). Such conversions may occur within development areas and between development areas as long as they occur within the same development phase, as identified by the approved development phasing plan, and are consistent with established extents of conversion set down in the conversion schedule.

   F.   On-Site Public Facilities

      1.   Design and Construction

   The PD Plan shall establish the responsibility of the developer/landowner to design and construct or install required and proposed on-site public facilities in compliance with applicable city, state, and federal regulations.

      2.   Dedication

   The PD Plan shall establish the responsibility of the developer/landowner to dedicate to the public the rights-of-way and easements necessary for the construction or installation of required and proposed on-site public facilities in compliance with applicable city, state, and federal regulations.

      3.   Modifications to Street Standards

   In approving a PD Plan, the City Commission may approve modifications or reductions of city street design standards—including those for right-of-way widths, pavement widths, required materials, and turning radii—on finding that:

         a.   The PD Plan provides for separation of vehicular, pedestrian, and bicycle traffic;

         b.   Access for emergency service vehicles is not substantially impaired;

         c.   Adequate off-street parking is provided for the uses proposed; and

         d.   Adequate space for public utilities is provided within the street right-of-way.

   G.   Uses

The principal, accessory, and temporary uses allowable in each type of PD district are identified in Appendix A: Consolidated Use Table. Allowed principal uses in a particular PD district shall be established in the PD Plan, subject to conversion in accordance with a schedule incorporated in the PD Plan in accordance with Section 155.3602.E, Conversion Schedule. Allowed uses shall be consistent with city plans and the purpose of the particular type of PD district, and subject to applicable use-specific standards in (Principal Uses), Part 3 (Accessory Uses and Structures), and Part 4 (Temporary Uses and Structures) of Article 4: Use Standards, and any additional limitations or requirements set forth in Sections 155.3603 to 155.3607 for the particular type of PD district.

The densities for residential development and the intensities for nonresidential development applicable in each development area of a PD district shall be as established in the PD Plan, and shall be consistent with the comprehensive plan and other adopted special area and city plans, and with the purpose of the particular type of PD district.

The dimensional standards applicable in each development area of a PD district shall be as established in the PD Plan, and shall be consistent with the purpose of the particular type of PD district.

All development in a PD district shall comply with the development standards of Article 5: Development Standards, or any modifications of those standards established in the PD Plan as consistent with city plans, the objective of the particular type of development standard, the purpose of the particular PD district, and any additional limitations or requirements set forth in Sections 155.3603 to 155.3607 for the particular type of PD district.

   K.   Amendments to Approved PD Plan

Deviations from and amendments to a PD Plan shall be considered in accordance with the standards in Sections 155.2405.I, Minor Deviations from Approved PD Plan, and 155.2405.J, Amendment.

(Ord. 2012-64, passed 9-11-12; Am. Ord. 2015-75, passed 9-8-15)

 

 

(Ord. 2012-64, passed 9-11-12; Am. Ord. 2014-16, passed 1-28-14; Am. Ord. 2018-60, passed 6-12-18; Am. Ord. 2019-110 , passed 9-24-19)

 

   E.   Application of PD-Transit-Oriented (PD-TO) District Zoning

A PD-TO district may only be applied to land within one-quarter mile (1.320 feet) of the right-of-way of an existing or planned high-priority corridor for bus rapid transit or high performance transit, or one-half mile (2,640 feet) of a rail station, major transit hub, or regional or neighborhood regional transit center, as designated in Broward County's Comprehensive Plan, Transit Master Plan, or Transit Development Plan, the Broward County Metropolitan Planning Organization's Long Range Transportation Plan, or a city-adopted transportation or transit plan. The district may extend to up to one-half mile (2,640 feet) around major intersections and activity nodes along a designated transit corridor, or to locations served by an existing or funded community shuttle service.

   F.   Additional PD-TO District Standards

      1.   Use Mixing

         a.   Residential uses shall make up a principal component of development in the district, which shall include at least two nonresidential principal uses, such as restaurants , retail sales and service uses, offices, hotels or motels, research business uses, institutional uses, and light industrial uses (including live/work dwellings).

         b.   The vertical mixing of residential uses with nonresidential uses within a single building , with residential development on upper floors, is encouraged. The horizontal mixing of stand-alone residential developments and adjacent stand-alone nonresidential or mixed-use developments in the district is allowed, provided the developments are well integrated in terms of complementary uses, access and circulation, and compatible design.

         c.   The incorporation of high-activity nonresidential uses such as retail shops and restaurants at street level is encouraged, especially along those building facades abutting or most visible from the transit corridor, other major arterial streets, major pedestrian walkways, or public spaces.

         d.   Additional or stand-alone auto-oriented uses (e.g., gasoline filling stations, automotive repair and servicing, automotive sales, car washes, self-storage facilities, large retail sales establishments, uses with drive-through service) are prohibited.

      2.   Pedestrian Access and Circulation

   The district shall include a system of pedestrian walkways designed to provide safe and convenient direct access and connections to and between internal buildings, external sidewalk systems, internal or adjacent transit stops, internal or adjacent parks and open space areas, and internal or adjacent public or institutional buildings (e.g., library, community center). A system of bikeways providing similar access is also encouraged. Walkways and bikeways shall be spatially defined by buildings, trees, and lighting, and be designed to discourage high-speed traffic.

      3.   Development Configuration and Design

   Buildings and other site elements in the district shall be configured and designed to:

         a.   Define strong street edges at the street level that are pedestrian-friendly, especially in areas of high pedestrian activity;

         b.   Frame the corners of street intersections and entry points to the development;

         c.   Create pedestrian-friendly streetscapes (e.g., with street trees and street furniture) and pedestrian gathering places (e.g. plazas and squares with seating);

         d.   Minimize the impact of parking through methods such as the following:

            i.   Using alternative parking arrangements (e.g., shared parking) to reduce areas devoted to parking;

            ii.   Consolidating parking into parking structures that include retail or office uses at the street level;

            iii.   Breaking up surface parking into smaller modules that are well integrated with the pedestrian access and circulation system; and

            iv.   Visually screening parking areas from streets and pedestrian open spaces.

      4.   Building Design

   Buildings in the district shall be designed with a human scale and to create a distinct sense of place. Buildings should be designed with a harmonious architectural character and to provide visual interest for the pedestrian at street level, with window openings to allow views of interior spaces and merchandise and distinctive pedestrian entrances.

      5.   Community Amenities

   Clearly defined community amenities accessible to the public (e.g., public plaza or similar outdoor gathering space) shall be located adjacent to and/or be integrated with any transit stops existing or planned within or adjoining the site. If no transit stop exists or is planned within or adjoining the site, community amenities shall be located in any area of high pedestrian activity (e.g., pedestrian "main street").

(Ord. 2012-64, passed 9-11-12; Am. Ord. 2013-37, passed 1-22-13; Am. Ord. 2014-16, passed 1-28-14; Am. Ord. 2019-110 , passed 9-24-19)