7-10-23 Attachment GLand Development Regulations (aka zoning code)UPDATE/REVISIONS(Chapter 24 of the city code)July 10, 2023Attachment G to 7-10-23 Minutes
What are Land Development Regulations?•Tools & regulations used to implement the city’s goals/visions laid out in the Comprehensive Plan.•Contains standards addressing:Zoning (permitted uses, setbacks, etc.)Subdivision regulations (lot sizes, streets, etc.)Resource protection (i.e. wetlands)Attachment G to 7-10-23 Minutes
Reason for an UpdateRecent state statutes require changes to multiple code requirements:•Design standards for single & two‐family homesF.S. 163.3202 prohibitsthe regulation of exterior cladding material; style or material of roof structures; exterior nonstructural architectural ornamentation; location or styling of windows and doors; location or orientation of the garage.Can still regulate height, bulk, orientation, and location•Home based businessesF.S. 559.955 prohibitsregulation of home businesses beyond requirements listed in the statute.Update the code to meet statute.Attachment G to 7-10-23 Minutes
Additional Topics: Noticing (Sec. 24‐51)City code requires mailers to every property owner in city for changes to zoning code or Comprehensive Plan•~ $4,000 in cost•Results in large code updates every few years rather than smaller, more frequent changes (to justify cost). •Issues can go unresolved•Smaller changes allow more attention to the item/topic at hand*Proposed: Advertise on•Signs•City websiteAttachment G to 7-10-23 Minutes
Minimum Living Area (Sec. 24‐81)Remove minimum living area to allow smaller homes?•Environmental benefits•Less energy consumption•Design flexibility (avoid wetlands, trees)•Housing affordability•Smaller homes = cheaper costs•More/alternative housing options•Declining avg. household sizesWealthMD, US Census“The U.S. needs to build more housing, and less expensive housing, especially in high-opportunity communities. To accomplish that, local governments must reduce regulatory barriers that limit the market’s ability to build small, lower-cost homes on expensive land.” (Brookings Institute)Existing minimums:•Single‐Family= 1,000 sq ft•Two‐Family= 900 sf (each)•Multi‐Family = 480 to 990 sq ft (each)Established by COAB in 1959International Code Council reduced minimum habitable living area to 70 sq ft in 2015Attachment G to 7-10-23 Minutes
Minimum Living Area400 square feet1,500 square feet632 square feet900 square feetAttachment G to 7-10-23 Minutes
Projections into Setbacks (Sec. 24‐82)Currently allowed: ‐ Roof overhangs, balconies, bay windows, etc. allowed to project 2 feet into side setbacks‐ Porches, overhangs, bay windows, etc. allowed to project 4 feet into front & rear setbacksProposed:‐ Keep existing allowances‐ Allow elevators to project 2 feet into side yard setbacks to encourage “aging in place”‐ Add maximum width of 12 feet for “architectural projections” on second story side walls (no max width currently).Attachment G to 7-10-23 Minutes
Stormwater Retention (Commercial) (Sec. 24‐89 proposed, 24‐68 existing)Current Regulations: New/major development must provide on‐site stormwater retention.Concern: Hindering redevelopment of commercial properties, especially smaller properties along Mayport Road, due to the costs and lot area needed for stormwater retention.Proposal: Exempt commercial properties that redevelop and reduce their impervious surface coverage, and therefore reduce stormwater runoff, from on‐site stormwater retention requirements.Purpose: Remove disincentive to redevelop older commercial properties, especially along Mayport Rd, while reducing stormwater runoff. Mayport Rd Vision Plan:“Parcels within the study area fall into two categories. Either they maintain small individual ponds on site, or they were built in the 1970s before stormwater management facilities were required. In order to redevelop, the owner of a site without stormwater management facilities must meet today’s regulations, which could consume 15‐20% of the total site. This is a disincentive to redevelop.”Attachment G to 7-10-23 Minutes
Impervious Surface (Sec. 24‐104‐116)“Grandfathering” of impervious coverage over 45%•Currently, properties with over 45% coverage can redevelop to previous coverage •Should new homes be allowed to rebuild to previous lot coverage? Attachment G to 7-10-23 Minutes
Impervious Surface (Sec. 24‐104‐116)*Proposed: Require new development to meet the max 45% coverage•New development has to meet all other codes•Minor development still grandfathered•Intent is to alleviate stormwater/floodingNew development exampleEnvironmental Stewardship Committee (ESC) supports proposed requirement as it will:‐ Decrease stormwater runoff‐ Increase aquifer/groundwater recharge‐ Improve water qualityAttachment G to 7-10-23 Minutes
Impervious Surface (Sec. 24‐110‐112)Residential Homes in Commercial Zoning Districts•Max impervious coverage allowed in commercial districts = 70% (45% in residential districts)•Currently ~40 Single‐ & Two‐family homes in commercial zoning districts•Should new homes in commercial districts be allowed 70% coverage or held to 45% coverage like homes in residential districts?This home is zoned residential(max 45% coverage)This home is zoned commercial (max 70% coverage)Proposed: New homes in commercial districts be held to 45% max impervious surface coverage.Commercial ZoningResidential ZoningAttachment G to 7-10-23 Minutes
Artificial Turf (Sec. 24‐90 proposed)Should artificial turf be considered pervious or impervious?‐ Currently considered pervious ‐ Increasingly popularAccording to UF, due to compaction of soil artificial turf reduces infiltration and increases stormwater runoff when compared to natural turf.COAB Definition:Impervious surfaceshall mean those surfaces that prevent the entry of water into the soil.Attachment G to 7-10-23 Minutes
Artificial Turf (Sec. 24‐90 proposed)How to address artificial turf?•Increasingly popular•Pervious or impervious?•Environmental ConcernsAccording to UF, due to compaction of soil artificial turf reduces infiltration and increases stormwater runoff when compared to natural turf.Attachment G to 7-10-23 Minutes
Artificial Turf (Sec. 24‐90 proposed)Staff & ESC Recommendation:‐ Consider as impervious surface‐ 50+ feet from water bodies‐ Not allowed within drainage features (swales, retention, etc.)EXAMPLESAttachment G to 7-10-23 Minutes
Minimum Lot Size in Medium & High Density(Sec. 24‐107, 108)Atlantic BlvdFocus Areas(Medium & High Density)Does NOT apply to low density (yellow areas)Attachment G to 7-10-23 Minutes
The minimum lot size required for new single‐family lots in medium and high density areas is inconsistent with the Comprehensive Plan.Zoning/Density Zoning Code Comprehensive Plan NoteSingle‐Family Zoning/ Low Density7,500 sq ft for new single family lots7,260 square feet per residential unit.ConsistentTwo‐Family Zoning/ Medium Density7,500 sq ft for new single family lots3,112 square feet per residential unit.Not ConsistentMulti‐Family Zoning/High Density7,500 sq ft for new single family lots2,178 square feet per residential unit.Not consistent*The zoning code should be consistent with the Comprehensive PlanMinimum Lot Size in Medium & High DensityProposed:Single‐Family/Low Density: NO CHANGESTwo‐Family/Medium Density: 5,000 sq ft for new single family lots‐ This area largely consists of platted 50’ X 100’ lots, so this size was chosen to maintain the existing “character” or development patternMulti‐Family/High Density: 4,000 sq ft for new single family lots‐ Lot sizes vary in this area. 40’ X 100’ was chosen to be more consistent with the Comprehensive Plan while also maintaining existing development patterns.Attachment G to 7-10-23 Minutes
Current Zoning:100’100’100’ X 100’ Lot50’ 50’Allowed:DuplexNOT Allowed2 single‐family homesProposed Zoning:100’100’100’ X 100’ LotAllowed4 townhomes or apartments50’ 50’Allowed2 single‐family homes(Two‐family/medium density)If 2townhome/duplex units are allowed, why not allow 2single‐family homes?Attachment G to 7-10-23 Minutes
Current Zoning:100’100’100’ X 100’ Lot50’ 50’Allowed4 townhomesNOT Allowed2 single‐family homesProposed Zoning:100’100’100’ X 100’ LotAllowed4 townhomes50’ 50’Allowed2 single‐family homesIf 4townhomes or apartments are allowed, why not allow 2single‐family homes?(Multi‐family/high density)Attachment G to 7-10-23 Minutes
Commercial Building Setbacks“Activates” the street (attracts foot traffic, outdoor seating, “eyes on the street”, etc.)Walkable development (Safer & more inviting for pedestrians) Visually more appealing (building façade vs. parking lot)Mayport Rd Redevelopment Plan (2003), Mayport Rd Redevelopment Plan (2016), Mayport Rd Vision Plan (2018), and Connectivity Plan (2021) recommend bringing commercial buildings closer to the street.Dangerous for pedestrians & bicyclists(auto‐oriented with driveways and parking lots)Visually less appealing (building façade vs. parking lot)Attachment G to 7-10-23 Minutes
Commercial Building SetbacksBringing commercial buildings closer to the street is also recommended by:•American Planning Association (APA) “Commercial Corridor Redevelopment Strategies” •APA “Intergenerational Community Planning”•American Association of Retired Persons (AARP) & Congress for New Urbanism (CNU) “Handbook for Improved Neighborhoods”•And more.Building close to and facing sidewalk/streetSafer & more appealing for pedestrians to access businessAttachment G to 7-10-23 Minutes
Commercial Building SetbacksCommercialZoning District:CBD (Town Center)CPO CL CG TMExisting front setback MAX 15’ MIN 20’ MIN 20’ MIN 20’ or 10’ MAX 5’Proposed front setback MAX 15’ MIN 20’ MAX 15’MAX 15’MAX 5’Proposed:Change the required front setback for new commercial buildings to a maximum of 15 feetto create more walkable, safer, and appealing commercial districts. This would mean the front of the building could be anywhere from 0 to 15 feet from the front property line.Building would exceed max 15’Buildings would meet max 15’ front setbackAttachment G to 7-10-23 Minutes
Commercial Building Design StandardsAmerican Planning Association “Commercial Corridor Redevelopment Strategies” (2021), Mayport Rd Redevelopment Plan & Mayport Rd Vision Plan recommend establishing design standards for commercial development.•Horizontal and vertical articulation•Entry doors face street and defined with awning.•Transparency (windows and doors)Attachment G to 7-10-23 Minutes
Commercial Building Design StandardsDesign standards are recommended by:•Mayport Road Redevelopment Plan•Mayport Road Vision Plan•American Planning Association “Commercial Corridor Redevelopment Strategies”•American Planning Association “Smart Codes: Model Land Development Regulations”New commercial buildings should be designed to create vibrant and visually appealing commercial areas that enhance the character of the city.Attachment G to 7-10-23 Minutes
Commercial UsesPolicy A.1.10.5 “Along the Mayport Road corridor, the continuation and proliferation of light industrial uses, automotive sales and repair businesses and other more intensive commercial business activities shall be discouraged in favor of those businesses and uses that provide neighborhood serving retail products and services that generate daily activity and interaction between residents of the surrounding neighborhoods such as banks, drugstores, restaurants, churches, child care centers, grocery stores and similar businesses and uses.”2030 COMPREHENSIVE PLANAttachment G to 7-10-23 Minutes
Driveways (commercial)Attachment G to 7-10-23 Minutes
Driveways (commercial)Strategies to increase driver and pedestrian safety (FHWA & FDOT):•Minimize driveways (curb cuts)•Spacing between driveways•Max Number•Street frontage (i.e. 1 per 100’ frontage)•Joint/cross access between parking lots•Access from side street•Spacing from intersections•Avoid commercial strip development•Instead: Mixed use, building near street, parking in back“When this range of spacing is not achieved, the result will be a higher accident rate”(Center for Transportation Research and Education)Attachment G to 7-10-23 Minutes
Driveways (residential)FHWA: “Limiting or eliminating driveways within functional area of an intersection helps reduce the number of decisions motorists must make and improves safety.”Attachment G to 7-10-23 Minutes
Attachment G to 7-10-23 Minutes
•Joint workshop between Community Development Board and Commission•Updated changes to CDB for recommendation to Commission•Commission review Comp Plan sent to State & other surrounding cities for review•Commission approvalNext StepsAttachment G to 7-10-23 Minutes