[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
|
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Commercial water-dependent
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Commercial General FAR 0.50
|
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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
|
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.
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.
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]
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]
[Added 1-23-1990 by Ord. No. 89-43]
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.
[Amended 1-14-1997 by Ord. No. 96-19][1]
[1]
Editor's Note: This ordinance also provided for the repeal
of former Subsections C(2)(c), C(2)(f) and C(2)(i), regarding radio
and television reception, utility rights-of-way and public utility
uses, respectively, and the relettering of former C(2)(c) through
C(2)(i) to C(2)(c) through C(2)(f).
(e)
Water mains and water control and pumping facilities.
(f)
Navigation safety devices and structures.
[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]
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.
[Added 1-14-1997 by Ord. No. 96-19]
(6)
Beauty salon/barbershops (hereinafter salon), provided all of the
following conditions are met:
[Added 12-10-2002 by Ord. No. 2002-08]
(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.
[Amended 1-14-1997 by Ord. No. 96-19][1]
[1]
Editor's Note: This ordinance also provided for the repeal
of former Subsections C(7)(c) and C(7)(h), regarding radio and television
transmission and public utility uses, respectively, and the relettering
of former C(7)(c) through C(7)(h) to C(7)(c) through C(7)(f).
(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.
[Added 9-27-1994 by Ord. No. 94-13]
[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.
[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
| |
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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
| |
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Gymnasiums
| |
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Hardware stores
| |
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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
| |
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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.
[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.
[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.
[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]
[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.).
[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.
