HomeMy WebLinkAboutPresentation_Workshop_7/29/2024 (2)Proposed Code Text Amendment (Commercial Overlays) 2024July 29, Village Council Workshop 1 Based on Treasure Coast Regional Planning Council (TCRPC)’s Report24-Ordinance 1–
Village Master Plan (Land Development Regulations)NoRegsDark Skies/Environmental Friendly NoDevelopment IncentivesYesArchitectural GuidelinesYesConceptual PresentationsYesCreating Primary
StreetsYesScreening ParkingYesDrive Thru and Gas Station RestrictionsNoMeasuring Building Height in StoriesYesSpace StandardsCivic OpenYesCreating Building Frontage StandardsYesCreating
Three Distinct Overlays Into Draft Code?ImplementedKey Recommendations 2
Development Incentives 3
Civic Open Space 4
Citizen Master Plan Designs 5
Citizen Master Plan Designs 6
Citizen Master Plan Designs 7
Civic Open Space 8 square feet. In a development like 1 Main Street, 5% Civic Open Space is only around .16 acres or 7,000 •The draft code currently only requires 5% of a development
to be set aside for Civic Open Space.•open space in the form of parks, greens, and public squares.”The Master Plan recommended “open space requirements be more clearly defined as usable
civic •parking islands.space. This is generally satisfied through landscape buffers, building foundation plantings, and 2 Zoning Code currently requires 30% of a development be set
aside for open -U and C-The M•
Civic Open Space Shaded area= .16 acresAmphitheater=.82 acresAbacoaVillage Green Plaza=.42 acres 9
Civic Open Space=.28 acresHarborsideAlton=.49 acres 10
Development Incentives 11.”benefits gainedwhich specifically articulates the incentives offered and the public There should be a clear and transparent process Regulating Plan). (i.e.
Town Center District as identified on the limited and precise be incentives being offered, it is recommended that the affected areas the Village reconsider this concept at some point,
regardless of the no interest in raising building heights or increasing densities. Should during the Village of Tequesta planning process and there was little to concept of development
incentives was raised Master Plan: “The encourage additional tree plantings and green areas.to to preserve trees and natural resources and incentives to developers shall consider providing
The Village Comp Plan Policy 1.16.5 states:
Master Plan and Incentives 12 encourage additional tree plantings and green areas. to developers to shall consider incentives The Comprehensive Plan states that the Village •Incentives
for Town Center and Main Street”.The Key Recommendations section of the Master Plan lists “Consider Appropriate Development •All six citizen master plan designs show a significant amount
of civic open space at 1 Main Street. •locations are public property. The only location that is not public property is at 1 Main Street.our freas as “Priority Civic Open Space Locations”.
Three of the aThe Master Plan highlights four •
Building Height 1-USVillage Center & stories or 50 feet4MUVillage Centeror 40 feet3 stories3-CCenter1, Village-US4 stories or 50 feet2-CTequesta Drivefeet2 Stories or 351-CMax Height
13 less than ten feet in height.roof provided that the screen is not under roof and is excluded, as are screens to conceal facilities on the operating equipment enclosed within the
roofline are Stairways, elevator penthouses, and accessory than four feet above the highest point of the roof. (4) For a roof with equipment which exceeds more (3) Deck lines on a mansard
roof;roof ridge or peak with gable, hip, or gambrel roofs;(2) The average height level between the eaves and (1) The coping of a flat roof;following:Height shall be measured to the
highest point of the building to the highest point of the building or roof. the highest adjacent grade, at the base of the measured from the existing average elevation of means the
vertical distance Building, height of,•
Height Allowances (North County)can be applied for a restaurant or cocktail lounge to exceed 30%be sufficiently screened and provide trees and greenspace on roof. A waiver Rooftop gardens,
pools, restaurants, or cocktail lounges are permitted. Shall 3.below. Buildings may include a partial story, provided it is less than 30% of the floor 2.to the waterfront.A waiver for
an additional story is allowed closer1.CodeUse-MixedBeach Palm Northassorted roof designs and/or stylesA maximum 25% increase in height may be requested for use of varying or 2.the
maximum height. bell towers, or similar structures may be a maximum of 20 feet above Spires,1.Abacoaof JupiterTownstory. -that is one3. An additional square foot of extra floor space
is allowed for every square foot appropriatevariation are llows an additional half story bonus if roofline and architecturalA2.1. Allows additional story for live work unitsJupiter
Inlet Districtof JupiterTownHeight AllowancesZoning DistrictCity 14•
Height Allowances use project-1. Council may approve an additional story (5 stories) for a mixedCommercial& Medical Commercial General Juno BeachAllows waivers for building height through
the site plan process. 2.180 feet. -135and/or affordable housing units get a height bonus of between Workforce1.Overlay DevelopmentTransit Oriented GardensPalm Beach a building for
architectural features. The town commission may waive up to a 20 percent increase in the height of 1.DowntownPark Avenue Lake Parkfeet.uses and half acre of civic open space buildings
may be 14 stories and 175 residential -a site that is at least 10 acres, with 90,000 square feet of nonFor3.feet.uses and half acre of civic open space buildings may be 10 stories and
125 residential -a site that is at least 7.5 acres, with 70,000 square feet of nonFor2.uses and half acre of civic open space buildings may be 6 stories and 75 feet.residential -a site
that is at least 5 acres, with 50,000 square feet of nonFor1.(Twin City Mall)3-CParkBeach & Lake Palm NorthHeight AllowancesDistrictZoningCity 15•(North County)
Building Height Options 16 process. : Allow an additional story or partial story to be approved by waiver during the site plan Option 4an be done as a waiver or simply part of site plan
approval. csite plan approval process. This : Allow architectural features above the maximum building height to be granted during the Option 3restricted in Comprehensive Plan)atio (Currently
how height is rrea aloor faximum my bass m: Control height/building Option 2ecommended in Master Planr: Measure height in stories as Option 1 building height there are a variety of
ways to do so:If the Village Council wants to consider additional allowances for •
Option 1: Measuring Height in Stories 17
Option 1: Measuring Height in Stories 12’12’16’uses. story heights for retail/restaurant can allow greater first not feet measuring height by stories and encourage a mix of uses, municipality
is trying to In an environment where a uses it in its Mixed Use code.North Palm Beach Inlet Village Zoning District, uses it in the Jupiteruses this in its Mixed Use Village District,
Martin County 64’Height (4 story building)Total Building Maximum4’ (D)No minimumfloor aboveand Space between ceiling12’ (C)9’ceilings:story-Height of upper14’9’other building frontagesAll16’
(B)12’Storefront/ShopfrontHeight of First FloorMaximumMinimumHeight 18
Option 2: Maximum Floor Area Ratio 19 project to hit 4.2 FARor 50’, therefore it is not possible for a maximum height allowance of 4 stories Use Zoning Code has a -The Mixed•stories
per the Comprehensive Plan. entire lot up to the equivalent of 4.2 This means that a building can cover an •use -residential uses and mixed-for non4.2maximum floor area ratio of The
Comprehensive Plan has a •Floor Area Ratio LimitationsThere are no height restrictions in the •
Option 3: Allowance of Architectural Features 20 greenspace shall be provided on any active rooftop facility. Adequate trees, shrubs, or screened from the street and adjacent properties.
be sufficiently shall cocktail lounges may be up to _x__% of the square footage of the floor below. All rooftop facilities permitted. Rooftop restaurants or Rooftop gardens, pools,
restaurants, or cocktail lounges are •features. waive up to a 20 percent increase in the height of a building for architectural Village Council •Spires, bell towers, or similar structures
may be a maximum of 20 feet above the maximum height. •Examples of architectural features allowances the Council could require by right or by waiver:
Architectural Features Above Height Limit 21
Option 4: Possible Height Waiver Language 22 restaurants and lounges. Council could consider restricting this only to uses that are open to the public like .story, which cannot exceed
50% of the building footprintmay be eligible to apply for a waiver for a partial fifth space; creates 15% civic open that a development over 2 acres that Except Increase the maximum
building height. in conjunction with a site plan review application. Waivers cannot be used to: certain overlay zone regulations. All waivers must be granted by the Village Council
Waivers. Waivers from site or landscape requirements may be requested from
Rooftop Dining 23
Rooftop Dining/Lounge 24
Rooftop Lounge 25
Density 26 floor area ratio. However, with the Village’s current height restrictions, it is not possible to build a building with a 4.2 Use land use district. -Mixedresidential uses
and mixed use buildings in the -There is a maximum floor area ratio of 4.2 for non2 Zoning District’s.-CUse and -The Village currently allows residential density of 18 dwelling units
per acre in the Mixed
Density 27
Density 28
Density 29
Density 30
Density 31
Density 32
Density 33
Density 34
Density Lowest Density (5 Highest Density (3 stories)rd 3Highest Density (4 stories)nd 2Highest Density (2 stories)35
Density 36 bedroom unitsMostly 3 •Bed Units1, 2, and 3 •Stories5•Acre 33,939 SF Per •AcreUnits Per 19.5 Dwelling •(PBG)Central Blvd •Gardens”“Central
Density 37 Bed Units1, 2, and 3 Mix of Studio, •3 Stories•Per Acre26,348 SF •AcreUnits Per 22 Dwelling •PB)(Juno/PBG/N1 -US•“The Point”
Density 38 Mix of 1, 2, and 3 Bed Units•Stories4•33,809 SF Per Acre•Acre27 Dwelling Units Per •Alton (PBG)•At AltonAtlantico
Density 39 units-All 1•Stories2•Acre 22,880 SF Per •Units Per Acre30.7 Dwelling •Fiesta Avenue•Ocean House
Density Bonuses (North County)BenefitPublicVaries by Zoning DistrictPUD’sJuno BeachNo criteriacounted district wideallow density to be CanTwin City Mall3-CLake ParkHousingWorkforceacre
to 36 d/u an acrefrom 24 d/u an IncreaseUse-MixedNorth Palm BeachPublic Benefit2 d/u an acrePUD’sJupiterWorkforce Housingworkforce housing100% if 50% are -31OverlaysPennaStreet, Toney
or in Inlet Village, Center Rail -mile of Potential Tri.5JupiterWorkforce Housingworkforce housingincrease if 40% are 30%EverywhereJupiter HousingWorkforce/Affordable14 d/u an acre-Between
6District, RM, RHUse-TOD District, MixedPalm Beach GardensDensity BonusZoning DistrictsCity 40
Density 41 counting residential density. The definition of dwelling unit in the zoning code has to be amended to allow a different way of •affordability. This is done in other municipalities
in Florida and around the country, as a way to increase housing •smaller units to count as partial dwelling units for density purposes.One way to allow additional dwelling units without
amending the Comprehensive Plan is to allow •Comprehensive Plan Any increases to the number of dwelling units allowed per acre requires updates to the •
Santa Barbara Sliding Scale Density 42
Stuart & Martin County Mixed Use PUDStuart Code 135(du/Ac)Residential unit variety bonus sq. ft. 1,500sq. ft. 1,2501,000 sq. ft.than (sq. ft.)at an average floorspace of less Minimum
50% of dwelling units Stuart Code Urban PUD 21No MaximumNo Maximum1.5.75 up to 50%2sq. ft. 7001.25.5 up to 50%1500 sq. ft. UnitParking Space Per Unit DensityBedroomsMaximum SizeMaximum
Unit restricted to affordable housing.least 50 percent of the units are half a unit if at -counted as one800 or fewer square feet shall be units of sizes greater than one acre, of residential
units in a project on lot When calculating the number units.density, affordable Residential .half of a unit-onesquare feet shall be counted as units of 800 or fewer or less, CRA Center
on lot sizes of one acre of residential units in a project in the When calculating the number units.Residential density, small 43
Density 44.bedroom units to count as .5 dwelling units for density purposes-oneallow up to 50% of may be eligible to apply for a waiver to space; creates 15% civic open Except that a
development over 2 acres that the maximum allowed density/intensity. Increase application. Waivers cannot be used to: regulations. All waivers must be granted by the Village Council
in conjunction with a site plan review from site or landscape requirements may be requested from certain overlay zone Waivers
Mixed Total=320 Spaces180 Residential & 140 Total=360 Spaces& 200 160 ResidentialTotal=360 Spaces180 Residential & 180 Total=260 Spaces120 Residential & 140 Total=210 Spaces& 10 200
ResidentialSpacesRetail and 200 Residential Project Requires 200100 percent 100 percent 100 percent 100 percent 100 percent All others 100 percent 70 percent 100 percent 40 percent
10 percent alleys, etc.) al (theaters, bowling Entertainment/recreation100 percent 50 percent 100 percent 50 percent 10 percent Restaurant 100 percent 50 percent 100 percent 55 percent
80 percent Hotel 70 percent 100 percent 90 percent 70 percent 5 percent Commercial/retail 5 percent 10 percent 10 percent 100 percent 5 percent Office/industrial 90 percent 80 percent
90 percent 60 percent 100 percent Residential midnight6:00 p.m. to 12:00 9:00 a.m. to 4:00 p.m.midnight6:00 p.m. to 12:00 9:00 a.m. to 4:00 p.m.a.m.12:00 midnight to 6:00 UsesEveningDayEveningDayNig
htWeekendWeekday There are a variety of other ways that parking can be met, such as providing a parking demand study during site plan approval•expected demand. requires 200 residential
and 200 retail parking spaces, would only need to provide 360 spaces, which is the maximum use project. In the below example, a project that -The Tequesta code currently allows for
shared parking within a mixed•use projects.-Parking demands are unique in every development, especially in mixed•family projects. -staff to update the parking code to include parking
requirements for guest parking in multifamily dwellings. At recent parking workshops, Village Council directed -The code currently requires 2 parking spaces for multi•45 Use Parking-
Thank you!46 Questions?
Tequesta Drive buffer.foot landscape -is 15 feet. However, the following frontage types may encroach a maximum of four (4) feet into the minimum 15rather than minimum shown above and
the minimum landscape buffer maximum of 20 feet The front setback for this overlay is a 3 Zoning -2,& C-1, C-Commercial Zoning Districts along Tequesta Drive include C Zoning Requirements
along Tequesta Drive are as follows:25%N/A3 stories/40 ft.way or spur track-of-property abuts railroad right10 ft. however, none where noncommercial districtintersecting street and
if None, except 10 ft. at any 15 ft.40%50 ft.ft. 5,000 sq. 3-C25% N/A 4 stories/50 ft. way or spur track. See note 5 -of-property abuts railroad right10 ft. however, none where note
5 noncommercial district. See property is contiguous with any intersecting street and where a 10 ft., except 20 ft. at any note 5 story above 50 ft. See additional 5 feet for each story
buildings require an -and 5-except 425 ft., 40% 75 ft. ft. 7,500 sq. 2-C25% N/A 2 stories/35 ft. applicable from center of rear alley if 10 ft. from property line or 10 ft. noncommercial
district intersecting street and if None, except 10 ft. at any 15 ft.40% 75 ft. ft. 7,500 sq. 1-C Space Open Landscape Minimum RequirementArea Living Minimum Height Building Maximum
Rear Yard Side Yard Front YardCoverage Maximum Lot Lot Width Minimum Size Lot Minimum District MINIMUM SETBACKS 47 Zoning Requirements–
MINIMUM SETBACKS buffer.foot landscape -is 15 feet. However, the following frontage types may encroach a maximum of four (4) feet into the minimum 15rather than minimum shown above and
the minimum landscape buffer The front setback for this overlay is a U Zoning -2 & M-Commercial Zoning Districts along US Highway 1 include C:The Zoning Requirements along US Highway
1 are as follows 48 Zoning Requirements–US Highway 1 25%N/Agrade.average finish feet above four stories or 50 allowed shall be building height The maximum Residential: 10 ft.Commercial
abuts •Commercial: 0 ft.Commercial abuts •Residential: 10 ft.ft.Commercial abuts Residential: 7 •ft.Commercial abuts Commercial: 0 •Commercial: •One Side: 0 ft.•Residential: Commercial:
0 ft.Residential: 10 ft.70%under unity of title: minimum sized lot excess of the lots/parcels in Two or more •sized lot: 60%Single Minimum •Commercial: Residential: 60%40 ft.ft. 3,200
sq. U-M25% N/A 4 stories/50 ft. note 5 way or spur track. See -of-property abuts railroad right10 ft. however, none where noncommercial district. See note 5 property is contiguous with
any intersecting street and where a 10 ft., except 20 ft. at any note 5 story above 50 ft. See additional 5 feet for each story buildings require an -and 5-except 425 ft., 40% 75 ft.
ft. 7,500 sq. 2-CSpace Open d LandscapeMinimum s RequirementArea Living Minimum Height Building Maximum Rear Yard Side Yard Front YardCoverage Maximum Lot Lot Width Minimum Size Lot
Minimum District
Village Center Overlay landscape buffer.Tequesta Commercial Corridor Master Plan may encroach a maximum of four (4) feet into the minimum 15 foot landscape buffer is 15 feet. However,
the following frontage types as detailed in Appendix C of the Village of rather than minimum shown above and the minimum maximum of 20 feet The front setback for this overlay is a 25%N/Agrade.averag
e finish feet above four stories or 50 allowed shall be building height The maximum Residential: 10 ft.Commercial abuts -Commercial: 0 ft.Commercial abuts -C: R: 10 ft.Residential: 7
ft.Commercial abuts -Commercial: 0 ft.Commercial abuts -C: Remaining Side: 7 ft.-One Side: 0 ft.-R: C: 0 ft.R: 10 ft.title: 70%sized lot under unity of in excess of the minimum Two
or more lots/parcels -lot: 60%Single Minimum sized -C: R: 60%40 ft.3,200 sq. ft. U-M25%N/A3 stories/40 ft.spur trackway or -of-railroad rightwhere property abuts 10 ft. however, none
noncommercial district contiguous with any 15 ft.40%50 ft.5,000 sq. ft.3-C25% N/A 4 stories/50 ft. spur track. See note 5 way or -of-railroad rightwhere property abuts 10 ft. however,
none note 5 noncommercial district. See contiguous with any where a property is intersecting street and 10 ft., except 20 ft. at any note 5 above 50 ft. See feet for each story an additional
5 buildings require story -and 5-except 425 ft., 40% 75 ft. 7,500 sq. ft. 2-CSpace Open Landscaped Minimum Requirements Area Living Minimum Height Building Maximum Rear Yard Side Yard
Front YardCoverage Maximum Lot Width Minimum Lot Size Lot Minimum District Minimum Setbacks U Zoning -3 & M-2, C-Commercial Zoning Districts along Village Center Overlay include C:The
Zoning Requirements within the Village Center Overlay are as follows 49 Zoning Requirements–
Waivers required for waiversThe proposed code includes the criteria •143.-height pursuant to Section 78Increase the allowable building •density/intensity. Increase the allowable •under
Overlay or zoning district. Add uses that are not permitted •The waiver process cannot be used to: •site plan review application.Village Council in conjunction with a All waivers must
be granted by the •requested from certain regulations. landscape requirements, waivers may be waiver if is unable to meet the site or Applicant or property owner may seek a 50
Waivers versus Variances Require approval by Village Council•143.-pursuant to Section 78Increase the allowable building height •Increase the allowable density/intensity. •Add uses that
are not permitted under •The waiver process cannot be used to: •application.Council in conjunction with a site plan review All waivers must be granted by the Village •Associated with
developments (typically PUDs)Relief from code requirementsWaiversRequire approval by elected officials•landowner. zoning code would result in a hardship for the of a property, when
the strict application of the hardship related to the physical characteristics A variance is typically granted due to a •Associated with land hardships•Relief from code requirements•Variances
51
Civic Open Space Elements of the District Overlays 52 Maintenance may be dedicated to the Village or responsibility on property owner•Civic open space shall be counted towards the minimum
landscape open space requirement.•accommodate civic open spaceLandscape buffers on the front and side may be reduced by no greater than 25% of each side to •of the total site’s square
footage.five percent (5%) shall provide civic open space equal to New development or additions of gross floor area equal to 20 percent or more to existing buildings •Proposed Overlay
Requirements
Civic Open Space Elements (less than 250 sq. ft.)Pedestrian Passageway (less than 250 sq. ft.)Forecourt 6,000 sq. ft.)-(generally, 2,000Attached Green (at least 10,000 sq. ft.)Square
(at least 2,500 sq. ft. in size)Playground (at least 1,000 sq. ft. in size)Plaza (at least 1,000 sq. ft. in size)Green Spacespen OTypes of Civic 53 the open space serves occupants of
the building which for the village as a whole and for pleasing, and serve as an amenity environment, are aesthetically public, improve the pedestrian are accessible by the general maintained
outdoor spaces which Civic open spaces are privately of the District Overlays
54 PassagewayAttached Green, Forecourt, Pedestrian Green, Plaza, Playground, Square, Options: of site sq. ft.)Civic Open Space Requirement: 12,108.8 sf (5% Acreage: 5.55 (sq. ft. 242,176.176)221
US Highway 1 (Village Square)PassagewayForecourt, Pedestrian Options: of site sq. ft.)Civic Open Space Requirement: 578.6 sf (5% Acreage: 0.2657 (11,5732.89 sq. ft.)312 Tequesta Drive
Civic Open Space Example
55 Example of Changes U Zoning District.-MVillage Center and US Highway 1 consist of portions Center Overlaydevelopments larger than 2 acres in the Village for properties in US Highway
1 Overlay and Formula Restaurants is a special exception use •Overlay: Under the Village Center and US Highway 1 exception use (no matter the size)formula business would require special
Any business that meets the definition of •Overlay: Under the Village Center and US Highway 1 uses and must front US Highway 1food restaurants are special exception -All fastRestaurants
(including carryout and specialty) •Personal services•Health care facility, medical, or dental office•Business services•scale retail and services-Small•5,000 square feet of (GLA):uses
are special exception uses if it exceeds Under the existing Village Code, the following