It is the intent of the planned development district to provide for developments that incorporate complimentary uses and innovative design features that promote aesthetic quality and superior functionality of optimal density development. It is not the intent of the district to simply avoid the requirements and criteria which are found in the standard districts of the Land Development Code. Planned development districts shall be districts specifically approved by the city commission for the establishment of integrated groupings of residential, commercial or office uses developed under a single, unified plan. It is the intent of these regulations to provide for development of such districts at appropriate locations, in accordance with the goals, objectives, policies, and other criteria of the Comprehensive Plan, and in accord with the requirements of this division

Planned development districts are intended to be established for specialized projects where the proposed project warrants greater flexibility than a standard zoning district provides. Planned developments may be established to permit developments where the innovative use of buffering and design techniques mitigate the external impacts of development and create a unique physical environment. The utilization of a planned development district allows for a compatible mixture of uses with appropriate relationships of exterior and interior space and the preservation of desirable natural features.

Planned development district regulations are intended to accomplish the purposes of zoning and other applicable regulations to an equivalent or higher degree than the use of standard zoning districts, and are intended to promote economical and efficient land use, improved amenities, and harmonious and creative design.

(Ord. No. 2006-03, § 1, 1-24-06; Ord. No. 2007-42, § 1, 2-12-08)

For purposes of this division, a planned development is:

(a)

Comprehensively planned site area;

(b)

Built in a single development operation or a definitively programmed series of development operations;

(c)

Including principal and accessory structures compatible with the requirements of the Comprehensive Plan;

(d)

Built according to comprehensive plans, which include streets, utilities, lots and building locations, building architecture and other uses and improvements of the land; and

(e)

Including a program to provide for operation and maintenance of such areas, facilities, and improvements as may be provided for common use by the occupants of the planned development district which shall not be provided, operated or maintained at general public expense.

(Ord. No. 2006-03, § 1, 1-24-06)

Plans approved for the establishment of a planned development district shall serve as the zoning standards for such district and shall wholly supersede and replace the previous zoning designation of the property. Approved planned developments must comply with all requirements of this Code for subdivision, platting, site plan review and permitting.

(Ord. No. 2006-03, § 1, 1-24-06)

(a)

Planned development districts may hereafter be established by amendment to the official zoning map. Properties approved under this division shall be designated PD on the zoning map.

(b)

The following general review criteria shall be utilized in evaluating requests and establishing conditions for planned development districts:

(1)

Relation to public utilities, facilities and services. Planned development districts shall be so located in relation to sanitary sewers, emergency services, public safety services, potable water infrastructure, storm and surface drainage systems and other utilities systems and installations such that services can be reasonably established and maintained.

(2)

Relation to transportation facilities. Planned development districts shall be so located and designed to provide access to and from such districts without creating excessive traffic along minor streets in residential neighborhoods, or elsewhere outside of the district.

(3)

Compatibility. Planned development districts shall be located and designed so as to minimize negative external impacts resulting from factors such as traffic, noise, or lighting. Mitigation of these impacts shall be accomplished through such techniques as buffering, architectural design, site design, height limitations, and density or intensity limitations. Planned development districts shall be responsive to the character of the area. When located in an area where land uses and/or intensities or densities vary, planned development districts shall be designed in such a manner as to provide for the most gradual change in intensity and/or density feasible.

(4)

Access. Principal vehicular access points shall be designed to encourage smooth traffic flow with controlled turning movements and minimum hazards to vehicular or pedestrian traffic. Plans shall provide for functional and logical transportation linkages to adjacent commercial properties. Vehicular access to streets from off-street parking areas shall be so designed and located as to provide for convenient and safe movement of vehicles. Pedestrian access shall, to the extent possible, be separated from vehicular access points in order to reduce congestion and safety hazards. All private streets in planned developments shall be designed and constructed in accordance with city standards for public road construction.

(5)

Service areas. Facilities and access routes for deliveries, servicing and maintenance shall be located and arranged to prevent interference with pedestrian and vehicular traffic. Loading zones shall be located to minimize conflict with through traffic.

(6)

Pedestrian systems. All planned development districts shall provide internal and/or external sidewalks where reasonably required for adequate pedestrian circulation. The site plan shall provide for the efficient grouping of structures, uses, and open spaces in a manner which facilitates pedestrian movement between origins and destinations within, and adjacent to, the district.

(7)

Natural and historic features, and conservation and preservation areas. Planned development districts shall be designed to preserve natural and historic features, such as existing trees, natural topography, and archaeological and historic sites, to the extent reasonably possible.

(8)

Aesthetic and architectural design criteria. Architecture and design features shall be consistent with the policies of the Comprehensive Plan and generally compatible with positive characteristics of surrounding or nearby areas. The city commission may impose such requirements for design features, aesthetics and architecture as are reasonably related to the purposes of the district and the general welfare of the community.

(Ord. No. 2006-03, § 1, 1-24-06)

The following requirements for application to amend the official zoning map to establish a planned development district shall apply:

(a)

Submission of a standard rezoning application must be made to the planning department.

(b)

Application shall be accompanied by a detailed development plan and additional documentation which, at a minimum, addresses the following (as applicable):

(1)

Utility infrastructure, including sanitary sewer, reclaimed water, potable water, electric and natural gas services, and data transmission and telecommunications services;

(2)

Transportation infrastructure, including ingress and egress from public rights-of-way, traffic control devices and signalization, internal vehicle circulation of the site, design and function of parking areas, loading and unloading areas, pedestrian transit infrastructure and amenities, and public sidewalks and roadways;

(3)

Hydrological features and storm water management infrastructure;

(4)

Aesthetic and architectural features of the development, including site layout, physical dimensions of structures such as height and massing, design and appearance of building facades, exterior building materials, shadow impact studies, advertising and directional signage and the provision and maintenance of Gulf and Bay views and vistas;

(5)

Site landscaping, open space provision and impervious surface limitations;

(6)

Operational and functional requirements of facilities, including hours of operation, provision of required services or amenities, lighting requirements, noise abatement requirements, residency limitations and facilities maintenance;

(7)

Fire suppression and facility security; and

(8)

Emergency management and hurricane evacuation provisions.

(Ord. No. 2006-03, § 1, 1-24-06; Ord. No. 2007-42, § 2, 2-12-08)

Proposed uses shall be consistent with those established in the Comprehensive Plan for the subject future land use designation. Planned development district uses shall be established after consideration of Comprehensive Plan criteria and policies, neighborhood compatibility, transitions, and site design.

(Ord. No. 2006-03, § 1, 1-24-06)

Density and/or intensity shall not exceed maximums established in the Comprehensive Plan for the subject future land use designation. Planned development district densities/intensities shall be established after consideration of the Comprehensive Plan criteria and limits, neighborhood compatibility, transitions, and site design.

(Ord. No. 2006-03, § 1, 1-24-06)

(a)

Planned developments shall be allowed only in those areas which are defined as Commercial General [CG] and Resort Facilities Medium [RFM] on the Future Land Use Map of the city's adopted Comprehensive Plan, and which lie to the north of 37th Avenue. For areas designated as RFM, only those which lie on the east side of Gulf Boulevard shall be eligible for the planned development designation. Where a proposed project is comprised of more than one future land use designation, the maximum potential density/intensity of the project shall be determined by pro rating the available density/intensity of each future land use designation involved.

(b)

A minimum site area of one acre is required.

(c)

Proposed projects shall include at least two separate uses identified as either primary or secondary by the Comprehensive Plan policies for the applicable Future Land Use Classification. Each project shall allocate a minimum of 70 percent of the total project area to a use identified as commercial by the Comprehensive Plan policies for the applicable Future Land Use Classification. Project development shall be managed so that at not time shall the portion of the project identified as the commercial use(s) constitute less than 70 percent of the project completed and certified for occupancy. For the purposes of this calculation, all uses shall be determined as a ratio of the density or intensity to a unit of land.

(d)

Individual uses may be permitted in freestanding structures that are architecturally and functionally integrated within unified project plans.

(e)

Unless specified as a condition of city commission approval, all Land Development Code regulations for off-street parking, landscaping and tree preservation and applicable supplementary standards must be met.

(Ord. No. 2006-03, § 1, 1-24-06; Ord. No. 2007-42, § 3, 2-12-08)

(a)

For areas designated CG, building heights shall be as follows:

(1)

Structures on lots less than four acres shall be limited to 28 feet in height from existing grade.

(2)

Structures for Transient Accommodation uses on contiguous lots of four acres or more may be approved for building heights of up to 75 feet from existing grade.

(3)

Structures for all other uses on contiguous lots of four acres or more may be approved for building heights of up to 55 feet from existing grade.

(b)

For areas designated RFM, building heights shall be as follows:

(1)

Structures for all uses may be approved for building heights of up to 55 feet from existing grade.

(c)

[Reserved.]

(Ord. No. 2006-03, § 1, 1-24-06; Ord. No. 2007-42, § 4, 2-12-08)

Unless specified as a condition of city commission approval, the following setback requirements shall apply for all planned developments:

For areas designated CG, building setbacks shall be as follows:

For areas designated RFM, building setbacks shall be as follows:

For all structures in any district which abut Gulf Boulevard, the required setback shall be as follows:

(Ord. No. 2006-03, § 1, 1-24-06)

Maximum impervious surface ratio (ISR) for all uses: 0.70

(Ord. No. 2006-03, § 1, 1-24-06)

(a)

General design requirements.

(1)

Form. Buildings shall form a consistent, distinct edge, spatially delineating the public street through maximum building setbacks that vary by no more than ten feet from those of the adjacent building.

(2)

Open storage. There shall be no open storage of materials or equipment.

(3)

Utilities. All utilities shall be located underground.

(b)

General operational and aesthetic requirements.

(1)

Commercial and transient accommodation uses shall be designed and operated so that neighboring residents are not exposed to offensive noise, especially from late-night activity. No amplified music shall be audible to neighboring residents. Common walls between residential and non-residential uses shall be constructed to minimize the transmission of noise and vibration.

(2)

All outdoor lighting associated with commercial and transient accommodation uses shall be designed so as not to adversely impact surrounding residential uses, while also providing a sufficient level of illumination for access and security purposes. Such lighting shall not blink, flash, oscillate, or be of unusually high brightness. Also, parking areas shall be illuminated so as to provide appropriate visibility and security during hours of darkness.

(3)

Loading or service areas including refuse and recycling must be out of public view and must not front onto Gulf Boulevard.

(4)

No commercial use shall be designated or operated so as to expose residents to offensive odors, dust, electrical interference, and/or vibration.

(5)

Residential, commercial, and transient accommodation uses in a mixed-use development shall provide combined and private bulk sanitation service for the entire development.

(6)

Electric and communications transformers shall be screened from public view through below grade installation, a hedge, or similar measure.

(7)

All other mechanical equipment must be behind or on top of the building and screened from public view through use of a parapet wall or through landscaping.

(8)

Any roof area above the highest allowed story may be utilized for active or passive recreational uses or other similar uses which require no permanent structures. Such roof areas must be enclosed by a parapet wall no less than four feet nor greater than five feet in height.

(c)

Design, scale and mass of buildings.

(1)

Buildings with a footprint of greater than 5,000 square feet or a single dimension of greater than 100 feet will be constructed so that no more than two of the three building dimensions in the vertical or horizontal planes are equal in length. For this purpose, equal in length means that the two lengths vary by less than 40 percent of the shorter of the two lengths. The horizontal plane measurements relate to the footprint of the building.

(2)

No plane of a building may continue uninterrupted for greater than 100 linear feet. For the purpose of this standard, interrupted means an offset of greater than five feet.

(3)

At least 60 percent of any elevation will be covered with windows or architectural decoration. For the purpose of this standard, an elevation is that portion of a building that is visible from a particular point outside the parcel proposed for development.

(4)

The height and mass of buildings will be correlated to: (1) the dimensional aspects of the parcel proposed for development and (2) adjacent public spaces such as streets and parks.

(5)

Buildings may be designed for a vertical or horizontal mix of permitted uses.

(d)

Streetscape design required elements. Along Gulf Boulevard only, the following requirements shall apply:

(1)

A ten-foot sidewalk shall be constructed that will allow for safe and efficient pedestrian flow in front of all development projects. The city manager may reduce this requirement to six feet when warranted. This is imperative to ensure pedestrians feel comfortable on the sidewalk as well as important to meet the current Americans with Disabilities Act standards.

(2)

A minimum eight-foot wide private landscape zone shall be installed along the property between the sidewalk and the building face; minimum building setbacks may be increased in accordance with the width of the landscape zone. The landscape zone proposal shall be reviewed for compliance during the design review/site plan approval process

a.

Trees shall be placed in the landscape zone using the following specifications:

1.

Trees shall be placed not more than 30 feet apart within the landscape zone;

2.

Where there are physical restrictions spacing of street trees shall be adjusted, provided the adjustment is the minimum needed to avoid the obstruction;

3.

Tree spacing can be adjusted so as not to block, obscure, or interfere with the operation of traffic signals, utilities, or any existing sign, awning, or other public infrastructure that was placed prior to the planting of the landscape zone, provided the adjustment is the minimum required for such avoidance;

4.

Street trees shall not be planted in a manner that will diminish adequate sight distance.

i.

No street tree shall be planted within ten feet of a light standard or utility pole;

ii.

Tree species should be selected with root growth habits that will not cause damage to sidewalks or anything contained within the public right-of-way, or such tree species should be sited away from such hard-surfaced areas.

b.

Landscaping plans shall show all obstructions that may affect plant placement and installation limitations including all underground utilities.

c.

All exposed dirt areas shall be covered with bark, mulch, or other weed control measures included as part of the final landscape plan.

d.

The property owner shall ensure the upkeep, health, and aesthetics of the landscape zone through the use of proper irrigation of plant species in the landscape zone, regular maintenance of the landscape zone and replacement of items located within the landscape zone.

e.

Within the landscape zone on the main commercial corridor the developer shall provide at least two of the following pedestrian amenities for each 200 feet of street frontage that shall be accessible to the sidewalk:

1.

Benches;

2.

Trash receptacles;

3.

Public art;

4.

Other similar design feature integrated into the overall design of the building or portion of the landscape zone in order to enhance the pedestrian environment.

f.

Pedestrian lighting fixtures are required every 30 feet on the main commercial corridor within the landscape/pedestrian zone. Where there are physical restrictions spacing of lighting standards shall be adjusted, provided the adjustment is the minimum needed to avoid the obstruction. The lighting shall be a style approved by the city manager. In addition to supplying the pedestrian lighting a two-foot by two-foot dedicated easement adjacent to the public right-of-way shall be provide to allow adequate maintenance by the city of pedestrian lighting fixtures.

(e)

Compatibility.

(1)

External compatibility. Nonresidential development and multifamily development must provide additional buffers and screening such that the arrangement of land uses on site do not unreasonably impair the long-term use of properties located a minimum of 125 feet from existing residential development.

(2)

Lighting. The proposed development shall also control the effects of lights from automobiles or other sources. Where the site plan indicates potential adverse effects of parking or of other light sources on the lot on which the non-residential use is to be located, such effects shall be prevented so that lights do not illuminate adjacent residential property below a height of five feet at the residential property line, or from shining into any residential window if there is to be non-residential parking on the premises after dark.

(3)

Setback. When a non-residential or multi-family use is abutting any single-family residential property, there shall be an additional setback required for any yard of that use which is contiguous to the residential property, as follows:

a.

When any side of a single story structure equal to or less than 25 feet in height abuts single-family residential property, that portion of the structure(s) shall be set back at a minimum 20 feet.

b.

Trash receptacles and loading facilities may not be permitted in the rear of the property. Service areas shall be located on the side yard.

c.

When any side of a structure greater than one story or 25 feet in height abuts single-family residential property, that portion of the structure shall be set back at a minimum of 39 feet from the property boundary.

d.

Buildings over two stories in height shall have one additional six-inch step back from the second floor for each one foot additional height of the building.

(4)

Building design. The side of the building that is facing or backing up to any residential development must be treated with the same architectural design standards as the front of the building.

(Ord. No. 2006-03, § 1, 1-24-06)