South Pasadena City Zoning Code
ARTICLE III
Zoning Districts
§ 130-5 Zoning districts enumerated.
[Amended 1-23-1990 by Ord. No. 89-43; 6-27-1995 by Ord. No. 95-05; 3-10-2008 by Ord. No. 2008-01; 7-1-2015 by Ord. No. 2015-03]
South Pasadena is divided into the following zoning districts and each zoning district is within a specific land use category as follows:
Land Use Category | Zoning District |
Residential Low | RS-70 Single Family Residential |
Residential Low | RS-50 Single Family Residential |
Residential Low | RS-35 Single Family Residential |
Residential Low Medium | RM-10 Residential Multifamily |
Residential Medium | RM-12.5 Residential Multifamily |
Residential Medium | RM-15 Residential Multifamily |
Residential Medium | MH-13.5 Mobile Home Residential |
Residential High | RM-15.5 Residential Multifamily |
Commercial General | Commercial General FAR 0.55 |
Commercial water-dependent | Commercial General FAR 0.50 |
Institutional | Commercial General FAR 0.65 |
Institutional-public | Commercial General FAR 0.65 |
Preservation | Aquatic Lands, Preservation |
Rec/Open Space | All districts except preservation and aquatic lands |
Planned Redevelopment-Mixed Use (Overlay) | PR-Planned Redevelopment |
§ 130-6 Zoning Map.
The locations and boundaries of these districts are established as shown on the Zoning Map of the City of South Pasadena, dated November 15, 1983, and as revised. The Zoning Map is hereby made a part of this chapter.[1] The Zoning Map shall be identified by the signature of the Mayor, attested by the City Clerk and bear the Seal of the City. The Official Zoning Map shall be maintained and on display in the office of the Building Official.
[1]
Editor's Note: The Zoning Map is on file in the office of the Building Official.
§ 130-7 Interpretation of boundaries.
If uncertainty exists as to the boundary of any district shown on the Zoning Map, the Building Official shall determine the location of such boundary.
§ 130-8 Residential single-family districts.
A.
Purpose and intent. The purpose and intent of the residential single-family districts is to provide for low-density single-family residential development in the City of South Pasadena, according to an adopted land use plan, to protect these residential neighborhoods from incompatible nonresidential uses and to provide the opportunity for appropriate nonresidential uses which do not conflict with the basic intent of these districts.
B.
Permitted uses. In all single-family districts, no building or structure shall be erected, altered or used, nor shall any land or water use be permitted, except for one or more of the following residential uses limited to:
C.
Uses requiring a special exception permit shall be as follows:
(4)
Public utility uses, light, limited to:
(a)
Electrical distribution and transformers.
(b)
Natural gas and oil or petroleum product control and distribution, excluding storage.
(c)
Sewage lines and pumping facilities.
(d)
Rights-of-way for public utilities, including potable and reclaimed water, sewer, telephone, electricity, gas, cable and other similar public utility uses.
[Amended 1-14-1997 by Ord. No. 96-19][1]
[1]
Editor's Note: This ordinance also provided for the repeal of former Subsections 4(c) and 4(h), regarding radio and television transmission and public utility uses, respectively, and the relettering of former 4(c) through 4(h) to 4(c) through 4(f).
(e)
Water mains and water control and pumping facilities.
(f)
Navigation safety devices and structures.
D.
Zero lot line. On any two or more lots which conform to basic area and dimensional requirements, the residential dwelling unit may be placed on the common interior property line if the remaining side yard provided is equal to the sum of the two required side yards given in the property development regulations.
E.
Landscaping.
F.
Public/semipublic and ancillary nonresidential uses shall not exceed a maximum area of three acres. Such use or contiguous like uses in excess of this threshold shall require an appropriate future land use map and corresponding Zoning Map amendments.
[Added 9-27-1994 by Ord. No. 94-13]
§ 130-9 Property development regulations for permitted and special exception uses in residential single-family districts.
Property development regulations for permitted uses and uses requiring a special exception permit in residential single-family districts shall be as follows:
A.
RS-70 Residential Single-Family District.
(3)
Maximum building height: 35 feet.
(4)
Maximum lot coverage: residential, 40% of the lot area; nonresidential use shall not exceed a FAR of forty hundredths (.40), nor shall it exceed an ISR of sixty-five hundredths (.65).
[Amended 9-27-1994 by Ord. No. 94-13]
(5)
Minimum gross floor area requirements (square feet):
(a)
Living area: 900 square feet, two bedrooms, plus 200 additional feet for each additional bedroom.
(6)
Minimum green space: 35%.
(7)
Maximum net density: five dwelling units per acre. (Note: The lot area requirements of this section are based on a net density of five units per acre.)
[Amended 4-17-1990 by Ord. No. 90-05]
B.
RS-50 Residential Single-Family District.
(3)
Maximum building height: 35 feet.
(4)
Maximum lot coverage: residential, 40% of the lot area; nonresidential use shall not exceed a FAR of forty hundredths (.40), nor shall it exceed an ISR of sixty-five hundredths (.65).
[Amended 9-27-1994 by Ord. No. 94-13]
(5)
Minimum gross floor area requirements (square feet):
(a)
Living area: 900 square feet, two bedrooms, plus 200 additional feet for each additional bedroom.
(6)
Minimum green space: 35%.
(7)
Maximum gross density: 10 dwelling units per acre. (Note: The lot area requirements of this subsection are based on a net density of five units/acre.)
[Amended 4-17-1990 by Ord. No. 90-05]
C.
RS-35 Residential Single-Family District.
(3)
Maximum building height: 35 feet.
(4)
Maximum lot coverage: residential, 40% of the lot area; nonresidential shall not exceed a FAR of forty hundredths (.40), nor shall it exceed an ISR of sixty-five hundredths (.65).
[Amended 9-27-1994 by Ord. No. 94-13]
(5)
Minimum gross floor area requirements (square feet):
(a)
Living area: 600 square feet, one bedroom, plus 100 additional feet for each additional bedroom.
(6)
Minimum green space: 35%.
(7)
Maximum density. A maximum of 12.5 residential dwelling units per acre are permitted within this district.
[Amended 4-17-1990 by Ord. No. 90-05; 9-27-1994 by Ord. No. 94-13]
§ 130-10 MH-13.5 Mobile Home Residential District.
[Added 1-23-1990 by Ord. No. 89-43; amended 1-14-1997 by Ord. No. 96-19; 7-1-2024 by Ord. No. 2024-03]
A.
Purpose and intent. The purpose and intent of the MH-13.5 Mobile Home Residential District is to provide an area for manufactured homes in South Pasadena. South Pasadena contains a variety of zoning districts to allow the maximum choice of residential areas for the residents of the City.
B.
Permitted uses. In the MH-13.5 Mobile Home Residential District, no building or structure shall be erected, altered or used, nor shall any land or water use be permitted, except for one or more of the following:
C.
Uses requiring a special exception permit shall be as follows:
(2)
Public utility uses, limited to:
(a)
Electrical distribution and transformers.
(b)
Natural gas and petroleum product control and distribution, excluding storage.
(c)
Sewage lines and pumping facilities.
(d)
Rights-of-way for public utilities, including potable and reclaimed water, sewer, telephone, electricity, gas, cable and other similar public utility uses.
(e)
Water mains and water control and pumping facilities.
(f)
Navigation safety devices and structures.
§ 130-11 Property development regulations for the MH-13.5 Mobile Home Residential District.
[Added 1-23-1990 by Ord. No. 89-43]
Property development regulations for the MH-13.5 Mobile Home Residential District shall be as follows:
C.
Maximum height: one story.
D.
Maximum property coverage: 40%.
E.
Maximum density: 13.5 dwelling units per acre.
F.
Minimum green space: 35%.
G.
Interior setback requirements. Any portion of a mobile home including additions thereto, excluding the tongue, shall not be located closer than 10 feet side to side, eight feet end to side or six feet end to end horizontally from any other mobile home or community building unless the structures are separated by a one-hour-fire-rated barrier as that is defined in NFPA. Separation may be achieved by setbacks on either site, but in no event shall the resulting configuration violate this section. Accessory buildings constructed of or containing combustible material shall be at least 10 feet away from all structures on adjacent sites and if noncombustible (such as open carports) must be six feet away from structures on adjacent sites.
[Added 6-26-2001 by Ord. No. 2001-01]
§ 130-12 Residential multifamily districts.
[Amended 9-27-1994 by Ord. No. 94-13; 1-14-1997 by Ord. No. 96-19; 1-14-1997 by Ord. No. 96-19; 12-10-2002 by Ord. No. 2002-08; 7-1-2024 by Ord. No. 2024-03]
A.
Purpose and intent. The purpose and intent of the RM Residential Multifamily Districts are to provide for areas of varying density multifamily development in the City of South Pasadena according to an adopted land use plan and to allow other nonresidential uses compatible with the residential character and intent of the district.
B.
Permitted uses. In an RM Residential Multifamily District, no building or structure shall be erected, altered or used, nor shall any land or water use be permitted, except for one or more of the following:
(1)
Single-family residential dwellings.
(2)
Two-family (duplex) residential dwellings.
(3)
Multifamily residential dwellings.
(4)
Home occupations and residential accessory uses.
(5)
Telecommunication antennas attached to existing structures which comply with § 130-36. Towers are prohibited.
(6)
Beauty salon/barbershops (hereinafter salon), provided all of the following conditions are met:
(a)
The salon is located in a building that contains more than 175 residential living units and the building is legally designated as housing for older persons as that term is defined in Florida Statutes 760.29; and
(b)
The City Building Official determines that the salon is located in a portion of the residential building where noise and odors associated with the salon cannot be heard or smelled from any of the dwelling units; and
(c)
The salon shall have no more than two sinks, and no more than two people are permitted to work in the salon at any one time; and
(d)
The salon serves only customers who live in or are overnight guests of people who live in the building (no traffic generated); and
(e)
The salon meets the same building code, life safety code and handicap accessibility standards as a commercial salon, with the exception of parking requirements; and
(f)
The building owner(s) or, if the building is a condominium, the president of the condominium association on behalf of the condominium association signs an application acknowledging and agreeing to be responsible for the enforcement of the limitations set forth in this section.
C.
Uses requiring a special exception permit shall be as follows:
(1)
Parking. Parking immediately adjacent to and/or connected to property zoned CG Commercial. Any alley or easement separating lots shall not be construed as voiding this provision.
(7)
Public utility uses, light, limited to:
(a)
Electrical substations, distribution and transformers.
(b)
Natural gas and oil or petroleum product control and distribution, excluding storage.
(c)
Sewage lines and pumping facilities.
(d)
Rights-of-way for public utilities including potable and reclaimed water, sewer, telephone, electricity, gas, cable and other similar public utility uses.
(e)
Water mains and water control and pumping facilities.
(f)
Navigation safety devices and structures.
D.
Public/semipublic and ancillary nonresidential uses shall not exceed a maximum area of three acres. Such use or contiguous like uses in excess of this threshold shall require an appropriate future land use map and corresponding Zoning Map amendments.
§ 130-13 Property development regulations for residential multifamily districts.
[Amended 6-24-1986 by Ord. No. 86-10]
Property development regulations for permitted uses and uses requiring a special exception permit in RM Residential Multifamily Districts shall be as follows:
A.
RM-10 Residential Multifamily District.
(3)
Maximum height: three stories. The height of the building, excluding a covered parking area within the principal structure, shall not exceed 36 feet. For an interior covered parking area within the principal structure, a maximum 10 additional feet of building height is permitted. The overall height of any building shall in no event exceed 46 feet.
(4)
Maximum lot coverage: residential, 40% of the lot area; nonresidential shall not exceed a FAR of forty hundredths (.40), nor shall it exceed an ISR of fifty-five hundredths (.55).
[Amended 9-27-1994 by Ord. No. 94-13]
(5)
Maximum density: 10.0 dwelling units per acre, or 4,360 square feet of site area per dwelling unit.
(7)
Minimum green space: 45% of site area.
B.
RM-12.5 Residential Multifamily District.
[Amended 5-5-1987 by Ord. No. 87-12]
(3)
Maximum height: three stories. The height of the building, excluding a covered parking area within the principal structure, shall not exceed 36 feet. For an interior covered parking area within the principal structure, a maximum 10 additional feet of building height is permitted. The overall height of any building shall in no event exceed 46 feet.
(4)
Maximum lot coverage: residential, 40% of the lot area; nonresidential shall not exceed a FAR of forty hundredths (.40), nor shall it exceed an ISR of fifty-five hundredths (.55).
[Amended 9-27-1994 by Ord. No. 94-13]
(5)
Maximum density: 12.5 dwelling units per acre, or 3,485 square feet of site area per dwelling unit.
(7)
Minimum green space: 45% of site area.
C.
RM-15.5 Residential Multifamily District.
[Amended 5-5-1987 by Ord. No. 87-12]
(3)
Maximum height: three stories. The height of the building, excluding a covered parking area within the principal structure, shall not exceed 36 feet. For an interior covered parking area within the principal structure, a maximum 10 additional feet of building height is permitted. The overall height of any building shall in no event exceed 46 feet.
(4)
Maximum lot coverage: residential, 40% of the lot area; nonresidential shall not exceed a FAR of forty-hundredths (.40), nor shall it exceed an ISR of fifty-five hundredths (.55).
[Amended 9-27-1994 by Ord. No. 94-13]
(5)
Maximum density: 15.5 dwelling units per acre or 2,810 square feet of site area per dwelling unit.
(7)
Minimum green space: 45% of site area.
§ 130-14 CG Commercial General District.
[Amended 6-18-1985 by Ord. No. 85-11; 5-19-1987 by Ord. No. 87-10; 4-18-1989 by Ord. No. 88-33; 4-17-1990 by Ord. No. 90-05; 4-27-1993 by Ord. No. 93-08; 9-27-1994 by Ord. No. 94-13; 11-8-1994 by Ord. No. 94-19; 1-24-1995 by Ord. No. 94-25; 6-27-1995 by Ord. No. 95-05]
A.
Purpose and intent. The purpose and intent of the CG Commercial General District is to provide for areas of general retailing and a variety of special commercial uses, as well as office uses, commercial recreation uses, institutional and public uses in the City of South Pasadena. In accordance with the City of South Pasadena Comprehensive Plan, the CG District is organized to ensure development and redevelopment in an orderly and well-designed manner. Specifying the types of uses which are permitted in various areas of the CG District ensures organization of nonresidential land uses in a form that will best serve the needs of residents. Land use designations including Commercial General, Commercial General Water-Dependent, Institutional and Institutional/Public are all contained within the CG Zoning District. These individual land use categories are depicted on the City's Future Land Use Map and govern the type of uses which can be located on a particular piece of property in the CG Zoning District.
B.
Permitted uses. A variety of retail, office, institutional and public uses are permitted in the CG Zoning District. The permitted uses for property within the CG Zoning District vary, and in order to determine what uses are permitted, the corresponding future land use category in which the parcel is located must be determined. Unless specifically designated as an outdoor use, all permitted and special exception uses shall take place entirely within a fully enclosed building.
[Amended 10-12-2004 by Ord. No. 2004-08]
C.
Commercial General/Commercial General. The following list of permitted and special exception uses applies only to property in the Commercial General (CG) Zoning District, which is also designated on the City's Future Land Use Map as "Commercial General." No building or structure shall be erected, altered or used, nor shall any land or water use be permitted, except for one or more of the following:
(1)
Permitted uses:
[Amended 9-24-1996 by Ord. No. 96-12; 1-14-1997 by Ord. No. 96-19; 5-11-2010 by Ord. No. 2010-02]
Adult uses which qualify for an adult use permit pursuant to the provisions of Chapter 147, Adult Use, of this code | |
Air-conditioned self storage, which complies with the criteria set forth in § 130-35 | |
Antique stores | |
Bakeries selling retail on premises | |
Barbershops and beauty salons | |
Bars/restaurants | |
Billiard hall | |
Bowling alleys | |
Brokerage houses | |
Car and truck wash | |
Convenience store | |
Day-care centers | |
Department stores | |
Drugstores | |
Financial institutions | |
Florist | |
Food stores | |
Funeral homes | |
Furniture stores | |
Gift stores | |
Gymnasiums | |
Hardware stores | |
Ice cream parlors/yogurt | |
Health clubs/licensed massage therapists | |
Laundry and dry-cleaning pickup facilities | |
Liquor stores | |
Medical laboratory | |
Miniature-golf courses | |
Movie theaters (indoor) | |
Newspaper publishing | |
Novelty stores | |
Office uses of all types, including but not limited to accountants, architects, attorneys, dentists, engineers, physicians and like professions, as well as corporate business offices | |
Office reproduction services | |
Pawnshops/check cashing | |
Pet shops and grooming | |
Pharmacies | |
Plant nurseries | |
Photographic supplies and studios | |
Printers | |
Real estate offices | |
Repair shops, furniture | |
Retail drapery/blind manufacturing | |
Retail fruit packaging and juicing | |
Restaurants | |
Shoe repair | |
Shoe stores[1] | |
Specialty shops: men's, women's, children's apparel | |
Sporting goods store | |
Stationery, books | |
Studio schools; art, dance, music, crafts and like instruction | |
Supermarkets | |
Tailors | |
Telecommunication towers and antennas which meet the requirements set forth in § 130-36 | |
Travel agencies | |
Television and appliance stores, sales and service | |
Traffic infraction detection equipment | |
Upholstery shop and repairs | |
Veterinary services | |
Video rental stores |
[1]
Editor's Note: The listing of sidewalk cafe as a permitted use, which immediately followed, was repealed 10-12-2004 by Ord. No. 2004-08.
(2)
Uses requiring a special exception use permit:
[Amended 10-12-2004 by Ord. No. 2004-08; 7-1-2011 by Ord. No. 2011-07; 12-10-2013 by Ord. No. 2013-05]
Amusement facilities | |
Automotive repair facilities | |
Gas and service stations | |
Hotels, motels, motor inns and interval-ownership apartments | |
Marina and marine repair facilities | |
Outdoor storage, such as garden supplies and plant nurseries | |
Outdoor storage of building materials | |
Outdoor storage of nonsalable items only | |
Shopping centers containing more than 50,000 square feet under roof | |
Teen social clubs | |
Vehicle dealership/agency, minimum lot size 40,000 square feet for any operation; must provide a showroom | |
Vehicles for hire | |
Watercraft rental or watercraft clubs | |
Any use permitted in the CG Zoning District with a land use designation "Institutional-Public," except that said use shall be restricted to 5 acres or less |
D.
Commercial General/Commercial General Water-Dependent. The following list of permitted and special exception uses applies only to property in the Commercial General Zoning District which is designated on the City's Future Land Use Map as "Commercial General Water-Dependent." No building or structure shall be erected, altered or used, nor shall any land or water use be permitted, except for one or more of the following:
(1)
Permitted uses:
[Amended 5-11-2010 by Ord. No. 2010-02]
Boat sales | |
Dock rentals (excluding live-aboard) | |
Marinas (excluding fueling facilities) | |
Sightseeing cruises (excluding gambling cruises) | |
Traffic infraction detection equipment |
(2)
Uses requiring a special exception use permit shall include:
Docks for live-aboard | |
Fueling facilities at marinas | |
Cruises which permit gambling | |
Watercraft rentals |
E.
Commercial General/Institutional. The following list of permitted uses applies only to property in the Commercial General Zoning District which is designated on the City's Future Land Use Map as "Institutional." No building or structure shall be erected, altered or used, nor shall any land or water use be permitted, except for one or more of the following:
(1)
Permitted uses:
[Amended 1-14-1997 by Ord. No. 96-19; 3-10-2008 by Ord. No. 2008-01; 5-11-2010 by Ord. No. 2010-02]
Churches, synagogues and other places of worship | |
Convenient-care clinics | |
Hospitals | |
Medical offices including day surgery facilities | |
Nursing homes | |
Schools, public and private, of general education | |
Telecommunication towers and antennas which meet the requirements set forth in § 130-36. | |
Traffic infraction detection equipment | |
Ancillary nonresidential; transportation/utility use: shall not exceed a maximum area of 10 acres. Any such use, alone or when added to existing contiguous like use(s), which exceeds this threshold shall require a plan map amendment which shall include such use and all contiguous like uses. |
F.
Commercial General/Institutional-Public. The following list of permitted uses applies only to property in the Commercial General Zoning District which is designated on the City's Future Land Use Map as "Institutional-Public." No building or structure shall be erected, altered or used, nor shall any land or water use be permitted, except for one or more of the following:
(1)
Permitted uses:
[Amended 1-14-1997 by Ord. No. 96-19; 3-10-2008 by Ord. No. 2008-01; 5-11-2010 by Ord. No. 2010-02]
City Hall | |
Community center | |
Fire station | |
Libraries | |
Police stations | |
Post offices | |
Similar public-service or government uses involved with federal, state or local governments | |
Telecommunication towers and antennas which meet the requirements set forth in § 130-36. | |
Traffic infraction detection equipment | |
Utilities of all types, including electrical substations, distribution and transformers, sewage pumping facilities, radio and television facilities, water storage and pumping facilities | |
Ancillary nonresidential; transportation/utility use: shall not exceed a maximum area of 10 acres. Any such use, alone or when added to existing contiguous like use(s), which exceeds this threshold shall require a plan map amendment which shall include such use and all contiguous like uses. |
G.
Special events. Notwithstanding the general provisions of this section and § 146-14 of the City Code, any business owner or authorized agent of a licensed business in the City that is physically located in the Commercial General District may apply to the Director of Community Improvement for permission to conduct a special event at its place of business.
[Added 10-11-2005 by Ord. No. 2005-07]
(1)
Special events and business location defined. "Special events" are defined as activities that are not part of the approved use of the property and/or are not legally permitted to take place outside of the building. Special events include but are not limited to craft shows, concerts and performances, bake sales, art shows, carnivals, holiday celebrations, contests, sidewalk sales and barbeques. Special events may take place either inside or outside the applicant's building, provided all activity is within the site plan of the applicant's business location. For the purposes of this section a business location includes all businesses located within a single approved site plan. For example, all businesses within a single strip shopping center shall constitute a single business location.
(2)
Frequency. Applications for special events shall be limited to four per licensed business location, per calendar year. Shopping centers housing more than five separate businesses shall be entitled to one additional permit each year. The owners of two or more licensed business locations may conduct a joint special event. Special events conducted at multiple locations shall be counted as the calendar year special event for each location. Consenting to event parking shall not be counted as having participated in a joint special event. Each special event permit shall be effective for no longer than two consecutive days.
(3)
Application. Applicants for a special event permit shall file an application furnished by the Department of Community Improvement a minimum of 15 days prior to the planned special event. If the location is anything other than a freestanding single business location, the application shall be accompanied by a letter of authorization signed by the property owner or management company. The applicant shall detail the proposed special event, including how the site will be organized, how accessibility will be maintained, what types of activities are planned, the proposed hours of operation, the anticipated crowd size and a parking plan. If the parking lot of the business is being used as the site for the event or if the event is likely to draw more participants than applicant's parking lot can accommodate, all proposed off site parking locations shall be identified. If the applicant proposes to use any off-site parking, the applicant shall furnish a written statement of permission from the off-site parking property owner with the application. The sizes and location of the proposed special event sign and any directional signs shall be included on the application.
(4)
Permits and conditions. The Director of Community Improvement shall determine if the special event as proposed presents a threat to the health, safety or welfare of the public. If the Director of Community Improvement deems it necessary, the application shall also be reviewed by the Department of Public Safety. If the proposal is found not to pose a threat to health, safety or welfare, a permit for the special event shall be issued. The Director of Community Improvement may attach conditions to the permit, including but not limited to requiring the applicant to have off-duty deputies for security and/or traffic control, requiring temporary bathroom facilities and extra trash receptacles. If the Director of Community Improvement determines that the proposed special event is likely to present a danger to the health, safety or welfare of the public or the applicant is not eligible for a permit, the permit shall be denied. Permission to hold an event shall not relieve the applicant from complying with all other provisions of the City Code as well as other applicable laws of the county and state. Special event permits shall be posted in a conspicuous place on the site during the event.
(5)
Violations and penalties. Holding a special event without a permit or violating any permit conditions shall constitute a Class I offense punishable as set forth in § 1-16 of the City Code. Conducting an unauthorized special event shall disqualify anyone from obtaining a special event permit for that business location for a period of one year from the date of the unpermitted event.
§ 130-15 Property development regulations for the CG Commercial General District.
[Amended 2-19-1985 by Ord. No. 85-01; 6-24-1986 by Ord. No. 86-10; 6-27-1995 by Ord. No. 95-05]
Property development regulations for permitted uses and uses requiring a special exception permit in the CG Commercial General District shall be as follows:
B.
Minimum yard setback requirements:
(1)
Front: 25 feet.
(2)
Side: 10 feet. When the principal structure is attached by means of a common party wall to an adjacent commercial or industrial structure, the side yard requirement may be waived.
(3)
Rear: 25 feet. Where an alley is adjacent to and abuts the rear lot line, the rear yard setback may be measured from the center line of the alley.
C.
Maximum lot coverage: 50% of lot area.
D.
Maximum height: three stories: For a single-story building, the building height, excluding a covered parking area within the principal structure, shall not exceed 36 feet. For two- and three-story buildings, the building height, excluding a covered parking area within the principal structure, shall not exceed 36 feet. For an interior covered parking area within the principal structure, a maximum additional 10 feet of building height is permitted. The overall height of any one-story building shall in no event exceed 46 feet, and the overall height of any two- or three-story building shall in no event exceed 46 feet. For buildings of more than 20 feet in overall height, including a covered parking area, an additional 10% above the minimum of green space must be provided. For buildings of more than 32 feet in overall height, including a covered parking area, an additional 20% above the minimum of green space must be provided. For purposes of this section, any interior covered parking area within the principal structure shall be considered in the computation of the overall height.
E.
The CG Commercial General District encompasses several land use categories, each of which has specific density and intensity requirements. Therefore, the application of the following floor area ratios to a specific parcel is dependent upon the land use designation of that parcel. In land use categories which allow transient accommodation uses, density shall not exceed 40 units/acre. Residential equivalent use shall not exceed an equivalent of 3.0 beds per permitted dwelling unit, at 15 units per acre. Mixed-use development shall not exceed, in combination, the respective number of units per acre and the floor area ratio permitted, when allocated in their respective proportion to the total lot area.
[Amended 4-17-1990 by Ord. No. 90-05; 9-27-1994 by Ord. No. 94-13; 12-27-1994 by Ord. No. 94-21]
Applicable | |||
|---|---|---|---|
Future Land Use Category | FAR | ISR | |
Commercial general | 0.55 | 0.80 | |
Commercial general water-dependent | 0.50 | 0.80 | |
Institutional | 0.65 | 0.80 | |
F.
Required landscaping. A minimum of 20% of the total site area shall be developed with pervious green space, landscaping, encompassing grass, trees and shrubs.
G.
Transition and buffering when adjoining a residential district.
(1)
Where a commercial district abuts a residential district, the following provisions shall apply: A six-foot visual barrier fence or wall shall be required on any residential/commercial boundary, from new development on land adjoining such boundary, where no fence or wall presently exists.
(2)
Where a commercial district abuts a residential district and where the two districts have front or side yards on a common street, a commercial structure immediately adjoining the residential district shall have a minimum yard setback from the street equivalent to the required greater setback of the two districts.
§ 130-16 P Preservation District.
[Amended 4-17-1990 by Ord. No. 90-09]
A.
Purpose and intent. The purpose and intent of the P Preservation District is to protect those lands in the City of South Pasadena which are sites of either endangered species of flora or fauna, as are considered to be vital for the maintenance and recharge of water resources, areas of unique or valuable topographic or subsurface features and areas of significant environmental or ecological importance which should be preserved to further the purpose and intent of this district. The above areas, notwithstanding those defined below, shall collectively be known as "environmentally sensitive areas."
B. ENVIRONMENTALLY SENSITIVE AREA (LANDS)
Definitions. As used in this section, the following terms shall have the meanings indicated:
All lands and waters, publicly and privately owned, which are landward of the mean high tide or bulkhead line, as established in the Official Bulkhead Line Map of the City of South Pasadena, and which exhibit one or both of the following characteristics:
C.
Permitted uses: none.
D.
Prohibited uses. Prohibited uses and structures in the P Preservation District shall be any use or structure not specifically, provisionally or by reasonable expectation listed as permissible by special exception.
E.
Special exceptions. Special exception uses in the P Preservation District shall be uses which provide for preservation, protection and enhancement of environmentally sensitive areas. These uses shall include, but are not limited to, the following:
(1)
Public and private aquatic preserves and wildlife management areas, rookeries and refuges, fish hatcheries and refuges, and uses and structures accessory to such activities.[1]
[1]
Editor's Note: Former Subsection E(2) and (3), which immediately followed and provided for publicly owned parks and recreation uses and noncommercial recreational uses, were repealed 3-10-2008 by Ord. No. 2008-01.
F.
Preservation review criteria. The following standards shall apply to all uses permissible by special exception in the P Preservation District:
(1)
All development approvals shall undergo site plan review.
(2)
All development shall be designed so as to minimize the impact of human activities on natural systems, and not adversely affect the natural character of the area.
(3)
All development shall demonstrate by means of a professional study to what extent environmentally sensitive areas are being impacted; and if so, the proposed mitigation techniques, including, but not limited to, habitat restoration.
(4)
All development approvals shall be conditioned upon proof that any state or federal permit regarding the treatment of threatened, endangered or special status species has been obtained.
(5)
All development approvals shall be consistent with the policies of the City of South Pasadena Coastal Management and Conservation Elements, and any other applicable policies of local, regional or state documents related to coastal management, including but not limited to, the Boca Ciega Aquatic Preserve.
(6)
Additional conditions may be applied by the local planning agency or the City Commission to a use permissible by special exception should that use have a potentially adverse environmental impact on lands within or contiguous to the P Preservation District.
G.
Maximum density: 1/2 dwelling unit per acre. No use shall exceed a floor area ratio of zero and ten hundredths (0.10) nor an impervious surface ratio of zero and twenty hundredths (0.20).
[Amended 9-27-1994 by Ord. No. 94-13]
H.
Sign limitations. No signs intended to be read off the premises shall be permitted in the P Preservation District except: signs for governmental uses and purposes; or signs for all other uses as may be found to be appropriate by the local planning agency and the City Commission.
I.
Minimum off-street requirements. Minimum off-street parking requirements in the P Preservation District shall be determined on a case-by-case basis by the local planning agency and the City Commission.
§ 130-17 AL Aquatic Lands District.
[Amended 11-15-1988 by Ord. No. 88-29; 4-17-1990 by Ord. No. 90-09]
A.
Purpose and intent. The purpose and intent of the AL Aquatic Lands District is to protect wetlands, environmentally sensitive coastline areas, bodies of water and other publicly and privately owned submerged lands thereunder extending from the high tide and bulkhead line, excluding inland waters and/or waterways; provided, further, that all bodies of the water subject to tidal flushing shall be regulated as herein provided in the City of South Pasadena, and to regulate and control the future development of these areas so that their scenic and ecological importance may be preserved for future generations.
B.
Permitted uses. In an AL Aquatic Lands District, no building or structure shall be erected, altered or used nor shall any land or water use be permitted, except for one or more of the following unless approved by governmental authorities:
C.
Uses requiring a special exception permit. The following uses require a special exception permit; provided, however, that repairs to, or exact replacement of, docks, seawalls and boat hoists are exempt from this requirement:
D.
Special regulations. Any use which has an adverse effect on the environment and any alteration of soils, vegetation or water levels is prohibited. No dredging or filling of land shall take place unless all the local, federal and state permits have been obtained.
E.
Special exception use permit review criteria. In addition to the criteria set forth in § 130-48, the following criteria shall also be met by any applicant seeking to obtain a special exception use permit in the Aquatic Lands District:
[Amended 3-10-1998 by Ord. No. 98-01]
(1)
Protect the right of the public to the use and enjoyment for recreational purposes of any of the waters or submerged lands affected.
(2)
Preserve grass flats and flats for breeding and spawning grounds for fish.
(3)
Not cause or contribute to erosion of waterfront properties.
(4)
Not create any alteration of water flow, accumulation of debris or creation of water pockets for incubation of red tide.
(5)
Demonstrate that adequate precautions are taken to prevent saltwater intrusions into surface water tables.
(6)
Display that there are proper provisions to be taken for protection of an access to existing or proposed navigable channels or basins.
F.
Sign limitations. All signs except for navigation, warning, trespassing or caution signs, or other signs of a governmental purpose are prohibited in the AL Aquatic Lands District.
G.
Minimum off-street parking requirements. There shall be no minimum off-street parking requirement in the AL Aquatic Lands District, except when off-street parking is required at a location appropriately zoned to the place of business, or principal mooring site in the case of a boat or vessel; then the following standards shall apply:
(1)
In connection with commercial boating activity:
(a)
Pleasure craft: one space for every 2 slips, except live-aboard slips which shall require 1 space for every slip.
[Amended 4-15-2008 by Ord. No. 2008-03]
(b)
Commercial excursion, sightseeing, group fishing and dinner boats: one space for each three seats.
(c)
Fishing guide boats (six-passenger or less): two spaces for each slip.
(2)
For other special exceptions, the requirement for parking is the finding of need in the particular case.
H.
Intensity standards. No use shall exceed a floor area ratio of zero and ten hundredths (0.10) nor an impervious surface ratio of zero and twenty hundredths (0.20).
[Added 9-27-1994 by Ord. No. 94-13]
§ 130-18 Congregate-care facilities.
[Added 5-15-1990 by Ord. No. 90-11]
A.
Purpose. It is the purpose of this section to establish the mechanism and guidelines, consistent with the housing element of the Comprehensive Plan, as amended, for the provision of special living facilities for other than the traditional, nuclear family. Specifically, these facilities shall include family-care facilities, group-care facilities and congregate-care facilities.
B.
Categories of use. This section shall supplement the definitions and specific standards lawfully established by the state in order to ensure the careful application of the distinctions which have been drawn between the various categories of special living facilities. As used in this Part 1, "adult congregate living facilities" shall be as defined by Ch. 400, Part 2, Florida Statutes. "Foster-care facilities" shall include youth foster care as defined and licensed by the State Department of Health and Rehabilitative Services. "Facilities for the developmentally disabled" shall include retardation care facilities as defined and licensed by the State Department of Health and Rehabilitative Services and shall include also similar facilities for mentally or physically handicapped youth or adult populations as defined in Ch. 393, Florida Statutes, and U.S. Public Law 95-602. Other group home populations not otherwise specifically provided for in this section which are characterized by a higher degree of transiency or greater need for therapeutic care (such as youth shelter, youth crisis, youth attention, spouse abuse, displaced youth and adult, mental health, substance abuse, offender halfway and like care facilities or shelters) shall be permitted only in the Level III group care facilities.
C.
Certificate of occupancy/use. Any family-, group- or congregate-care facility shall be required to procure a certificate of occupancy/use in accordance with the appropriate provisions of this Part 1.
D.
State license. No certificate of occupancy/use shall be issued by the Director of Community Improvement for any family-, group- or congregate-care facility until the state has issued the appropriate license therefor.
E.
Dimensional and numerical development requirements. Family-, group- or congregate-care facilities shall be governed by the following dimensional and numerical development requirements:
(1)
Family-, group- or congregate-care facilities shall be governed by the dimensional and numerical development requirements identified in the zoning district assigned to the property in addition to the following:
(a)
A minimum habitable floor area of 700 square feet shall be provided for any such facility which houses four persons. Those facilities which house more than four persons shall provide a minimum habitable floor area of 700 square feet, plus 200 square feet per additional person.
(b)
A minimum lot area of 6,750 square feet shall be provided for any such facility which houses four persons. Those facilities which house more than four persons shall provide a minimum lot area of 6,750 square feet, plus 1,000 square feet per additional person.
(c)
Floor area ratio:
[1]
The maximum occupancy to be accommodated for a private or semiprivate room in a family-, group- and congregate-care facility shall be determined by a ratio of one person for every 100 square feet of net bedroom or net sleeping room area per person. Bathrooms with bathing facilities shall be provided with each private or semiprivate room.
[2]
The following shall apply to both private room and semiprivate room facilities. The net bedroom or net sleeping room floor area shall not include closets or bathrooms appurtenant to such rooms or common areas, such as hallways, kitchen, dining room, living room, family room or porches. Rooms or suites of rooms shall not be designed, altered or maintained for housekeeping or family living purposes. In no case shall there be more than two persons to a room.
(d)
Food preparation. The preparation of food shall be accomplished at a central kitchen facility. Meals will only be served to the residents in the designated dining area. Exceptions may be made only if a resident is ill. Individual rooms or suites shall in no case have cooking facilities available for the preparation of food.
(e)
Minimum leisure floor area. At least 20% of the total floor area shall be devoted to a common area exclusive of halls or corridors, wherein a variety of recreational or therapeutic activities may occur.
(f)
Location. To promote safety and expedite emergency evacuation of residents, family-, group- and congregate-care facilities shall be allowed as permitted use in RM-10, RM-12.5, RM-15.5, RS-70 and CG Districts only and not in any other zoning district. Minimum lot size requirements in RS-50 and RS-35 Districts are substandard and cannot accommodate such facilities under the minimum requirements of state law.
(g)
On-site parking areas. Safe and clear access to the facility and on-site parking spaces and driveway areas shall be provided in compliance with the provisions of § 130-19, Supplementary parking and loading requirements.
[Amended 4-27-1993 by Ord. No. 93-08]
(h)
Signs and advertising: There shall be no signs or other on-site advertising of the existence of the adult congregate-living facility.
(2)
As used in this subsection, "persons" means all persons residing on the premises, including but not limited to cared for individuals and supervisory personnel, regardless of age.
F.
Separation. No family-, group- or congregate-care facility shall be located within a radius of 1,200 feet of another adult congregate-living facility, as measured along a straight line connecting the periphery of the properties at the closest points. The purpose of this separation criterion is to further the objective of deinstitutionalization by preserving a normal residential environment and thus avoiding the undue concentration of such facilities that would adversely impact an individual neighborhood and ultimately defeat the end objective of providing for such special living facilities. A home congregate-care facility that is located within a radius of 1,200 feet of another existing congregate-care facility shall be an overconcentration of such home facilities that substantially alters the nature and character of the area. No family-, group- or congregate-care facility shall be located within a radius of 500 feet of a single-family zone unless such facilities are permitted in that zone. A family-, group- or congregate-care facility located within a radius of 500 feet of a single-family zone where such facilities are not permitted substantially alters the nature and character of those single-family areas.
G.
Accessory uses. Accessory uses shall be limited to those normal and incidental to residential dwelling units.
H.
Building, fire, health, safety and occupancy standards.
(1)
Family-, group- or congregate-care facilities shall meet all applicable building, fire, safety and health code requirements of the state, the county and City. All permits and licenses issued by the City shall be subject to initial and continuing compliance with all such applicable requirements.
(2)
New construction of hospitals, nursing homes, adult congregate-living facilities or any group living homes and/or congregate-care facilities shall be prohibited in a floodway or coastal high hazard area or hurricane evacuation zone, evacuation Level A, as established by the Pinellas County Emergency Services Agency.
(3)
Evacuation plan. An evacuation plan shall be submitted providing information on how the facility will be evacuated in the event of a hurricane. The plan shall include mode of transportation, distance to nearest shelter and how special needs of residents will be met (e.g. medication, wheelchairs, etc.).
§ 130-18.1 PR-Planned Redevelopment District.
[Added 7-1-2015 by Ord. No. 2015-03]
A.
Purpose, process and general considerations.
(1)
Purpose. The purpose of the PR-Planned Redevelopment District is to provide a mechanism for the rezoning of property proposed to be redeveloped pursuant to the Planned Redevelopment-Mixed Use (Overlay) category of the Future Land Use Map, in furtherance of and consistent with the Pasadena Avenue Corridor Redevelopment Plan as amended, and more specifically the provisions set forth herein. The purpose of the proposed PR-Planned Redevelopment Zoning District is essentially two-fold:
(a)
To provide a tool to encourage revitalization and redevelopment in the corridor that improves the economic vitality and function of the principal thoroughfare and commercial center of the City; and
(b)
To encourage and guide the revitalization of the corridor based on procedures and standards that enable it to be carried out in the manner desired and in harmony with the character and relationship of the corridor to the City as a whole.
(2)
Process.
(a)
Application for development or redevelopment within the Planned Redevelopment-Mixed Use (Overlay) Plan category that proposes to utilize the provisions of the section shall apply to rezone the property to PR-Planned Redevelopment.
(b)
The PR Zoning District is available and may be applied only within the PR-MU (Overlay) plan category. The existing Zoning Districts remain in place until and unless an application is made and approved by the City Commission for Zoning Map amendment to utilize the PR District.
(c)
To amend the Zoning Map to utilize the PR District requires the following:
[1]
An application and public hearing(s) as for any rezoning amendment.
[2]
An accompanying site plan consistent with the current code provisions for site plan review, and accompanying submission materials and review sufficient to determine the application's consistency with development standards and design guidelines for the district.
[3]
A development agreement detailing the commitments of the proposed project pursuant to the Florida Local Government Development Agreement Act, the City requirements therefor, and consistent with the requirements of the PR District.
(3)
General considerations. The utilization of the PR-Planned Redevelopment Zoning District shall require consideration of the following:
(a)
The extent to which the proposed project to be developed is consistent with, and furthers the goals, objectives and policies of, the City's Comprehensive Plan.
(b)
The extent to which the proposed development is consistent with and furthers the objectives of the Pasadena Avenue Corridor Redevelopment Plan, as amended. In particular, such development shall:
[1]
Minimize points of access/curb cuts to Pasadena Avenue by consolidating, reducing the width of, or providing alternative means of access to the property;
[2]
Provide for multimodal access, including pedestrian, bicycle and transit, and any reasonable facilities required to enhance provision for same;
[3]
Establish building location and access in relationship to minimum base flood elevations in a manner that encourages and facilitates pedestrian access from the street frontage, and providing for location of drives, parking and loading at the rear of the building;
[4]
Include streetscape and landscape treatment consistent with any approved design for Pasadena Avenue;
[5]
Address building facade and signage treatments that are consistent with the scale and pedestrian-oriented objectives of the corridor plan.
B.
Development standards.
(1)
Purpose. This subsection of the PR-Planned Redevelopment Zoning District identifies the development standards that are designed to be employed in the course of encouraging a more vigorous and attractive development pattern in the Pasadena Avenue corridor. The objective is to provide a formula for land use, density/intensity, building height and building setbacks that reflect property size, location and development potential in furtherance of an improved and revitalized corridor. These standards have been prepared based on current zoning standards, the updated Countywide Plan that designates Pasadena Avenue as a multimodal primary corridor, and in furtherance of the Pasadena Avenue Corridor Redevelopment Plan, as amended, and its implementation through the Planned Redevelopment - Mixed Use (Overlay) Future Land Use plan category.
(2)
Land use characteristics.
(a)
The uses permitted within the PR-Planned Redevelopment Zoning District may include any one or a combination of the following types of land use, subject to the requirements and conditions noted below:
[1]
Commercial: those permitted and special exception retail, entertainment, and business service commercial uses allowed in the Commercial General (CG) Zoning District.
[2]
Office: those permitted and special exception professional and business office uses allowed in the Commercial General (CG) Zoning District.
[3]
Institutional: those permitted and special exception institutional, public, and public/semipublic uses allowed in the Commercial General (CG) Zoning District under the institutional plan category of the Future Land Use Map.
[4]
Temporary lodging: those permitted and special exception hotel, motel, and interval ownership tourist lodging uses allowed in the Commercial General (CG) Zoning District.
[5]
Residential: those permitted and special exception residential uses allowed in the Multifamily Residential (RM-10, RM-12.5, and RM-15.5) Zoning Districts.
(b)
The specific type of use(s) proposed within any PR-Planned Redevelopment district shall be identified as part of the application and review process. The City Commission may approve or deny any such specific use(s) as a function of the required accompanying site plan and development agreement consistent with the purpose and requirements of the PR-Planned Redevelopment Zoning District, the PR-MU (Overlay) plan category it is designed to implement, and the public interest.
(3)
Density/intensity standards. The maximum density/intensity permitted in the PR-Planned Redevelopment Zoning District, based on the type of use and property size, expressed as floor area ratio (FAR), temporary lodging units per acre (TLU/Ac), dwelling units per acre (DU/Ac.) and impervious surface ratio (ISR), is as follows:
Density/Intensity Standards | |||||
|---|---|---|---|---|---|
Proposed Standards | |||||
Property Size | Density/Intensity1 | Impervious Surface Ratio | |||
(1) | Commercial | < 1 acre | 0.75 FAR | 0.80 | |
1 to 3 acres | 1.00 FAR | 0.75 | |||
> 3 acres | 1.25 FAR | 0.70 | |||
(2) | Office | < 1 acre | 0.75 FAR | 0.80 | |
1 to 3 acres | 1.00 FAR | 0.75 | |||
> 3 acres | 1.25 FAR | 0.70 | |||
(3) | Institutional | < 1 acre | 0.75 FAR | 0.80 | |
1 to 3 acres | 1.00 FAR | 0.75 | |||
> 3 acres | 1.25 FAR | 0.70 | |||
(4) | Temporary lodging2 | < 1 acre | 50 TLU/Ac. | 0.80 | |
1 to 3 acres | 60 TLU/Ac. | 0.75 | |||
> 3 acres | 75 TLU/Ac. | 0.70 | |||
(5) | Residential3 | < 1 acre | 15 DU/Ac. | 0.80 | |
1 to 3 acres | 20 DU/Ac. | 0.75 | |||
> 3 acres | 25 DU/Ac. | 0.70 | |||
Notes: | ||
|---|---|---|
1 | Mixed-use projects may be combined based on the maximum density/intensity allowed for each use, calculated on the basis of the proportionate share of the property attributed to each use. | |
2 | All temporary lodging uses which are located in Hurricane Evacuation Level A, as identified by the Pinellas County Emergency Management Agency, shall prepare a legally enforceable mandatory evacuation/closure covenant, stating that the temporary lodging use will be closed as soon as practicable after a hurricane watch is posted for Pinellas County by the National Hurricane Center. Further, a plan implementing the closure and evacuation procedures shall be prepared and submitted to the county or municipal emergency management coordinator, whichever is applicable, within 90 days of the issuance of a certificate of occupancy. This plan will be updated and sent for review when there is a change of ownership or substantive change to the plan or as required by the county or municipal emergency management coordinator, whichever is applicable. The development limitations set forth in the development agreement shall be memorialized in a deed restriction, which shall be recorded in the Official Records of Pinellas County prior to the issuance of a building permit for the temporary lodging use. | |
3 | Residential use permitted under the PR-Planned Redevelopment District process shall not exceed the total number of residential dwelling units permitted within the PR-MU (Overlay) plan category at the time of adoption of the PR-MU (Overlay) plan map amendment (which number is 235). | |
(4)
Building height and setback standards. The maximum permitted building height requirements in the PR-Planned Redevelopment Zoning District are as follows:
(1) Building Height: Standards* | ||
|---|---|---|
Property Size | Building Height | |
< 1 acre | Current standard - 3 stories (36 feet) plus an additional 10 feet to a total of 46 feet for structures with parking beneath the building | |
1 to 3 acres | Current std. plus 1 story; or 10 feet to max. 4 stories or 46 feet; or 4 stories over parking beneath building to max. 56 feet | |
> 3 acres | Current std. plus 2 stories; or 20 feet to max. 5 stories or 56 feet; or 5 stories over parking beneath building to max. 66 feet | |
(2) Building Setbacks: Standards* Building Height | |||||
|---|---|---|---|---|---|
< 36 feet | 36 to 46 feet | 46 to 56 feet | < 56 to 66 | ||
Front | 0 to 25 feet | 25 feet | 50 feet | 75 feet | |
Side | 10 feet | 15 feet | 20 feet | 25 feet | |
Rear | 25 feet | 30 feet | 35 feet | 40 feet | |
NOTES: | ||
|---|---|---|
* | Building height and setbacks standards may be adjusted by the Commission under an approved site plan and development agreement at the time of rezoning to PR based on the merits of the proposed project design and its relationship to adjoining uses where it is determined to be in the public interest; except that in no case shall building height exceed 66 feet. | |
(5)
Summary Table of Development Standards.[2]
[2]
Editor's Note: The Summary Table of Development Standards is included as an attachment to this chapter.
C.
Design guidelines.
(1)
Purpose.
(a)
An important component of the Planned Redevelopment (PR) Zoning District is to identify the design elements that are considered essential to achieving the desired functional and visual character of a revitalized Pasadena Avenue corridor.
(b)
These design features are intended to be used by applicants and the City as guidelines in approving redevelopment within the corridor. They describe and illustrate design principles and techniques that articulate what the City wants to achieve in the course of facilitating and guiding changes and improvements to the natural and built environment consistent with the objectives of the plans for corridor revitalization.
(c)
While the guidelines are intended to provide flexibility in terms of their application as individual circumstances and site conditions warrant, each application for rezoning using the Planned Redevelopment (PR) Zoning District shall consider the extent to, and manner in, which these guidelines have been addressed.
(2)
Features.
(a)
Illustrative examples of each of the design features are identified in Appendix A of this section and are hereby made a part thereof.[3]
[3]
Editor's Note: Design guidelines for the PR District are included as an attachment to this chapter.
(c)
The design features and the guidelines for each project shall include consideration of those listed below:
[1]
Access/egress and connectivity. The objective is to improve traffic flow and safety for both vehicular and pedestrian movement.
[a]
Connectivity refers to the way and extent that the street system, pedestrian routes and transit are interconnected. Good connectivity facilitates efficient vehicular circulation, reduces the emphasis on any single roadway for access, and encourages pedestrian movement, use of public transit and mixed-use development. Identifying primary points of access/egress in concert with median design and limiting the number and extent of random curb cuts can improve both pedestrian and vehicular safety and traffic-carrying capacity, as well as to help define a structured, walkable block system that encourages pedestrian utilization.
[b]
To this end, the following guidelines shall apply:
[i]
Provide for internal circulation and connectivity that consolidates and limits points of access/egress to Pasadena Avenue.
[ii]
Incorporate median design that is based on a coordinated traffic management plan to provide turning movements in concert with designated points of access/egress.
[iii]
Establish direct, visible pedestrian connections that encourage pedestrian movement to and from Pasadena Avenue and facilitate access to public transit.
[iv]
Provide for connection and extension of existing parallel roadways or internal drives to reduce points of conflict with both vehicular and pedestrian movement on Pasadena Avenue.
[2]
Transit and pedestrian enhancements. The objective is to encourage a pedestrian-friendly experience and expanded use of public transit.
[a]
To encourage a more vibrant and prosperous mixed-use corridor requires an active and safe pedestrian environment complemented by convenient public transit. The area between the edge of the street and adjacent buildings is referred to as the "public realm" - the sidewalk, landscaping, and open space or plaza areas that establish the character of the street in terms of its safety, appearance and utilization. It is this space that can contribute to its desirability for pedestrian movement, social interaction, connection to transit and enhanced business patronage.
[b]
The following guidelines are directed at this objective:
[i]
Incorporate safe, convenient and attractive pedestrian connections within a site to the public right-of-way.
[ii]
Provide for clear, direct access to connections with the public transit system, including any applicable provision of transit supportive locations and installations.
[iii]
Include sidewalk treatment designed to integrate the area between the public right-of-way and the building or project entry features to encourage an attractive, functional public realm.
[iv]
Identify location of and connection to improved crosswalks that include both safety and design features that facilitate pedestrian and bicycle movement across Pasadena Avenue at key intervals designed in concert with the public transit system.
[3]
Parking location and design. The objective is to locate and design off-street parking as an integral component of improving the function and appearance of the corridor.
[a]
The location and design of off-street parking is a critical component of improved corridor function and utilization. Given the linear nature of Pasadena Avenue and its length, it will be important to minimize interruptions to active building frontage and pedestrian movement by discouraging parking that fronts the street.
[b]
Parking facilities should be designed to be accessible to the use they serve, the "public realm" adjacent to that use, and be well landscaped and screened from the public right-of-way.
[c]
To further these objectives, the following guidelines shall apply:
[i]
Provide for off-street parking located in the side or rear yard, in a manner that does not separate the building entrance from the public right-of-way.
[ii]
Limit the extent of side yard parking along the public right-of-way to discourage open "dead space" on the right-of-way greater than the width of the building facade to which it is related.
[iii]
Provide direct and convenient access from the parking lot to the public right-of-way and access to the building(s) it serves.
[iv]
Locate and design off-street loading and service areas in relationship to the type of use and anticipated service or delivery vehicles.
[v]
Include parking lot landscaping on the perimeter and in internal landscape islands consistent with any master corridor landscape plan and City standards.
[vi]
Ensure that any parking garage is physically and visually integrated with the use(s) it serves. In particular, parking structures will address:
[A]
Setbacks with terraced landscaping elements to soften the appearance of a parking garage.
[B]
Architectural articulation treatment that breaks up the massing of the garage and adds visual interest.
[C]
Design that is complementary with adjacent buildings by using similar building forms, materials, and/or details to enhance garages and the surrounding pedestrian environment.
[D]
Parking garage entries should be designed and sited to complement, not subordinate, the pedestrian entry.
[4]
Streetscape and landscape features. The objective is to consider how each private redevelopment or revitalization project relates to and provides opportunity to improve the public streetscape.
[a]
Perhaps no other component of urban design can set apart and establish the corridor as a unique and attractive place as the provision of a coordinated streetscape and landscape plan. The City can establish either the broad guidelines and typologies to be followed by private development projects, or can be an active partner in the process by designing and initiating certain improvements.
[b]
An overall landscape plan can identify the type, location and intensity of plant and hard surface materials to be used based on different applications. Street furnishings can identify lighting, signing, and other street furniture and its preferred placement.
[c]
The following guidelines are to be addressed:
[i]
Include street furnishings and equipment that are coordinated with an overall streetscape plan and approach for the corridor. Streetscape furnishings should include the appropriate style and location for benches, receptacles, bollards, low-level lighting, outdoor seating and bicycle racks consistent with an overall corridor approach.
[ii]
Provide landscaping appropriate to the site, and the overall approach to the corridor. In particular a landscaped buffer will be provided between the vehicular travel lanes and sidewalk whenever possible to make the pedestrian space more comfortable, safe and attractive.
[iii]
Include provision for public open space and public features such as a plaza or street furnishings and enhancements such as public art located between the public right-of-way and building facade that contributes to the character, utility and attraction of the street front.
[iv]
If determined feasible, place aboveground electric, cable and telephone lines below ground as an important public safety, aesthetic and long-term maintenance improvement that will be instrumental in improving the character of the corridor.
[v]
Minimize the adverse visual, physical and sound impacts of utility and mechanical equipment installations. In particular, loading docks, service bays, solid waste bins, mechanical equipment and utility boxes should be located and screened to be visually and physically unobtrusive.
[5]
Building orientation/facade. The objective is to create a street front that is active, has a pedestrian focus, creates a distinctive character and architectural identity and discourages large expanses of parking that discourage pedestrian connectivity.
[a]
Building or site orientation addresses the manner in which a building is located on a site in relationship to the street it faces and the intervening "public realm." The purpose is to create enclosures along the street that establish a convenient and comfortable human scale. It creates a more accessible environment for the pedestrian and facilitates the use of public transit.
[b]
The design of the building face is also of critical importance in establishing visible, prominent points of entry, avoidance of extensive blank walls, and compatible architectural scale and detail.
[c]
As building renovation, infill and new construction takes place, the following design guidelines are to be considered:
[i]
Minimize building setbacks and provide for the building entrance directly available from the sidewalk, except where a pedestrian-oriented, open space plaza is provided between the sidewalk and the building.
[ii]
Establish that a minimum percentage of the building facade of the ground floor of buildings facing the street shall be transparent.
[iii]
Within any area between the sidewalk and buildings at or beyond the required setback, include landscaping, except for the hard surface walkway or plaza, that provides screening and shade.
[iv]
Encourage buildings set back from the right-of-way to provide an extension such as an awning or arcade to provide both shelter from the elements and articulate the entrance.
[v]
Orient the primary building facade to the primary street it fronts, and on corner lots treat both facades as primary facades providing a building entrance.
[vi]
Ensure building facades are designed to vary building height, setback and ornamental architectural detail so as not to present a sterile, uniform unaltered building face.
[vii]
Identify signage that is integrated with and sized in relationship to the scale of the building face.
[6]
Neighborhood compatibility. The objective of this design consideration is to give adequate consideration to and protection for residential neighborhoods adjacent to the commercial, mixed-use corridor.
[a]
As revitalization and redevelopment occurs in the corridor, particular attention needs to be given to how it transitions at its interface with existing residential uses. This design feature will address the compatibility of use, the density/intensity, scale and location of use, and provisions for buffering.
[b]
The design guidelines that will assist in providing this transition from more intensive mixed-use areas to adjoining residential areas include the following:
[i]
Consider building scale, height and setback between the mixed-use corridor and residential use adjacent to it as a function of proposed redevelopment immediately adjacent to established residential areas.
[ii]
Take into account the uses and their service features that adjoin a residential area relative to any noise, odor or debris associated with such use as a function of their design and placement.
[iii]
Consider the incorporation of residential components such as townhomes or courtyard apartments in mixed-use projects to assist in the transition from more intensive nonresidential to an exclusively single-family residential area.
[iv]
Incorporate open space buffer, landscaping and other means of providing for the transition and appropriate separation between the uses in the corridor and those residential uses immediately adjacent to it in any plan for redevelopment in the corridor.
[7]
Sustainability features. The objective is to encourage reinvestment in those practices and improvements that are both economically and environmentally sustainable.
[a]
Any long-range plan for improving the function, economy and appearance of the corridor should seek to do so in ways that are both economically and environmentally responsible and sustainable.
[b]
There are both individual private project and municipal initiatives that can contribute to sound sustainability practices that can be incorporated in the redevelopment process.
[c]
Among the types of design features to be considered are the following:
[i]
Utilize drought-tolerant plant materials as part of any landscape improvements.
[ii]
Incorporate natural light as a way of helping to illuminate courtyards, parking facilities and buildings.
[iii]
Encourage the use of LEED-certified building design, systems and materials.
[iv]
Encourage the use of solar-powered facilities and equipment where practical.
[v]
Provide for permeable surface areas when possible to reduce stormwater runoff, incorporate other low-impact development practices and utilize common detention areas to facilitate better and more efficient individual property design.
D.
Development agreements.
(1)
Purpose. The purpose of the development agreement process is to enable the detailed review of projects to be considered within the Planned Redevelopment-Mixed Use (Overlay) plan category and pursuant to the PR-Planned Redevelopment Zoning District to ensure their compliance with the objectives and standards thereof and the Pasadena Avenue Corridor Redevelopment Plan, as amended, which they are intended to help implement; as well as to comply with the requirements of Section 4.2.7.6 of the Countywide Rules with respect to temporary lodging use standards.
(2)
Submission requirements. Application for a development agreement shall include the information required in Article V, Site Plan Review, § 130-22B, any additional information required to determine compliance with or the basis for adjustment of the development standards and design guidelines of this section, and as otherwise determined necessary by the City based on the specific features of the proposed development project.
(3)
Procedures. The procedures for consideration and action on a development agreement shall, at a minimum, be consistent with and meet the requirements of the Florida Local Government development agreement Act (F.S. §§ 163.3220 to 163.3243). In particular, the procedure shall include the following:
(a)
Public hearings. Before entering into, amending, or revoking a development agreement, the City shall conduct at least two public hearings. At the option of the City Commission, one of the public hearings may be held by the Planning and Zoning Board.
(b)
Notice of intent.
[1]
Notice of intent to consider a development agreement shall be advertised approximately seven days before each public hearing in a newspaper of general circulation and readership in the county. Notice of intent to consider a development agreement shall also be mailed to all affected property owners before the first public hearing. The day, time, and place at which the second public hearing will be held shall be announced at the first public hearing.
[2]
The notice shall specify the location of the land subject to the development agreement, the development uses proposed on the property, the proposed densities, intensities and building height, and shall specify a place where a copy of the proposed agreement can be obtained.
[3]
Commission action. Upon conclusion of the second public hearing, the City Commission shall approve, approve with conditions, or deny the application to enter into a development agreement. If the City Commission proposes a change to the proposed development agreement at the second public hearing, the Commission may continue the hearing on a date certain to allow for a written revision of the proposed development agreement to be provided to the Commission for its consideration.
[4]
Corresponding relief. The City Commission, in approving a development agreement, is authorized to grant relief from any provision of the land development regulations that is otherwise authorized to be waived, varied, or granted by the land development regulations, except that no such waiver or variance shall be made to the permitted uses or maximum permitted density and/or intensity standards.
[5]
Plan incorporation. All plans, schematics, and conditions approved by the City Commission will become part of, or properly identified and referenced in, the development agreement for the project.
(4)
Content.
(a)
At a minimum, a development agreement shall include the following:
[1]
A legal description of the land subject to the agreement, and the names of its legal and equitable owners;
[2]
The duration of the agreement;
[3]
The development uses permitted on the land, including densities, intensities and building height;
[4]
A description of public facilities that will service the development, including who shall provide such facilities; the date any new facilities, if needed, will be constructed; and a schedule to assure public facilities are available concurrent with the impacts of the development;
[5]
A description of any reservation or dedication of land for public purposes;
[6]
A description of all local development permits approved or needed to be approved for the development of the land;
[7]
A finding that the development permitted or proposed is consistent with the City's Comprehensive Plan and land development regulations;
[8]
A description of any conditions, terms, restrictions, or other requirements determined to be necessary by the City for the public health, safety, or welfare of its citizens;
[9]
A statement indicating that the failure of the agreement to address a particular permit, condition, term, or restriction shall not relieve the developer of the necessity of complying with the law governing said permitting requirements, conditions, terms, or restriction; and
[10]
Such additional information or requirements as the City may determine necessary.
(b)
A development agreement may provide that the entire development, or any phase thereof, be commenced or completed within a specific period of time.
(5)
Effect of subsequent code changes. Upon approval and execution of a development agreement, the City's codes and ordinances governing the development of the land at the time of the execution of the development agreement shall govern the development of the land for the duration of the development agreement. The City may apply subsequently adopted laws and policies to a development that is subject to a development agreement only if the City has held a public hearing and determined that one or more of the following apply:
(a)
They are not in conflict with the laws and policies governing the development agreement and do not prevent development of the land uses, intensities, or densities in the development agreement;
(b)
They are essential to the public health, safety, or welfare, and expressly state that they shall apply to a development that is subject to a development agreement;
(c)
They are specifically anticipated and provided for in the development agreement;
(d)
The City demonstrates that substantial changes have occurred in pertinent conditions existing at the time of approval of the development agreement; or
(e)
The development agreement is based on substantially inaccurate information supplied by the developer.
(6)
Duration; amendment; filing. The following shall govern development agreements approved pursuant to the section:
(a)
The duration of a development agreement may not exceed 30 years, unless it is extended by mutual consent of the City Commission and the developer, subject to public hearings as required for the initial approval.
(b)
The City shall review land subject to a development agreement at least once every 12 months to determine if there has been demonstrated good faith compliance with the terms of the agreement. If the City finds, on the basis of substantial competent evidence, that there has been a failure to comply with the terms of the development agreement, the agreement may be revoked or modified by the City.
(c)
A development agreement may be amended or canceled by mutual consent of the parties to the agreement or by their successors in interest.
(d)
Within 14 days after execution of a development agreement, the City shall record the agreement with the Clerk of the Circuit Court. A development agreement is not effective until it is properly recorded in the public records of the county. The burdens of the development agreement shall be binding upon, and the benefits of the agreement shall inure to, all successors in interest to the parties to the agreement.
(e)
If state or federal laws are enacted after the execution of a development agreement which are applicable to and preclude the parties' compliance with the terms of a development agreement, such agreement shall be modified or revoked as is necessary to comply with the relevant state or federal laws.