2006-05-31 (workshop agenda)AGENDA
COMMUNITY CHARACTER WORKSHOP
COMMUNITY DEVELOPMENT BOARD AND CITIZEN'S COMMITTEE
Wednesday, May 31, 2006 S:OOpm - 7:OOpm
1. Welcome and introductions. (Chairman Jacobson)
2. Summary review of Draft 3 of proposed Residential Development Standards
(S. Doerr)
3. Questions and discussion. (Chairman Jacobson)
4. Next steps. Public hearing at regular Community Development Board
meeting on Tuesday, June 20th at 7:OOpm.
5. Adjournment.
CITY OF ATLANTIC BEACH
BUILDING AND PLANNING
800 SEMINOLE ROAD
ATLANTIC BEACH, FLORIDA 32233-5445
TELEPHONE: (904) 247-5800
FAX: (904) 247-5845
http://ci.atlantic-beach. fl. us
MEMORANDUM
TO: Community Development Board
Citizen's Advisory Committee
FROM: Sonya Doerr, AICP ,~~
Community Development Director
DATE: May 19, 2006
SUBJECT: Draft 3 of proposed Residential Development Standards
Enclosed is Draft 3, which will be discussed at the May 31st workshop. I believe that the
recommended revisions that were discussed at the May 9th workshop have been incorporated,
but please bear in mind that this is still a working draft, and there are still several issues that need
to further discussed, and there is certainly opportunity for continued revision, as may be
appropriate.
Enclosure
SECTION 24-172. Residential Develo ment Standards ~~~
P
(a) Purpose and Intent. It is not the intent of these regulations to restrain individual
preferences in residential architecture or design, or to limit or adversely effect
individual property rights or property values. The diversity of residential types is
recognized as an asset to this community's unique character. Rather, the purpose and
intent of these new regulations is, in part, to implement the goals, objectives and
polices as set forth within the adopted 2015 Comprehensive Plan, as stated below.
Policy A.1.4.3 By December 31, 2005, the City shall consider
amendments to its Land Development Regulations, which include
provisions intended to retain the unique community identity, the
architectural character, and the residential scale of that area of the
City known as Old Atlantic Beach. (Atlantic Beach Subdivision "A")
Policy A.1.4.4 Within Old Atlantic Beach, the City shall consider
options to discourage the redevelopment of residential lots in ways
that are inconsistent and incompatible with the historic and existing
built environment.
The purpose of these regulations is also to regulate the future use and
development of land in a manner that minimizes incompatible relationships within
neighborhoods that may result from new Development, which because of
excessive height, mass, bulk or incongruous design features, may result in
development that excessively dominates established development patterns within
neighborhoods.
(b) Applicability. The Development Standards set forth within this Section shall apply to
Development of new Single-family and Two-family Dwellings within that area of the
City referred to as Old Atlantic Beach, which for the purposes of this Section shall be
bounded by:
• 11th Street on the north;
• Ahern Street on the south;
• Seminole Road on the west, and
• the beach on the east.
Development, as used within this Section, shall also include total redevelopment of
lots and certain renovations and additions to Single-family and Two-family Dwellings
as set forth herein. Application of these Development Standards is intended to
provide for neighborhood stability and compatibility within the built environment
while allowing for continued expansion, redevelopment and new construction within
established residential neighborhoods.
(c) Permitted Uses. All Uses permitted within the Single-family and Two-family
residential Zoning Districts and Uses-by-Exception as may be approved in
accordance with Section 24-63, which are regulated by this Section, shall continue to
be Permitted Uses or Uses-by-Exception within those Zoning Districts. All new
Development of Lots and Parcels shall comply with the residential Density
DRAFT 3 Page 1 05/19/2006
DRAFT
limitations as set forth within the adopted Comprehensive Plan for the City of
Atlantic Beach, as may be amended.
(d) Additional Residential Development Standards. The following standards and
requirements shall apply to that area defined in preceding paragraph (b), and as
further and more specifically described for each particular standard or requirement.
(1) Coverage by Buildings. To maintain a sense of openness and to allow for light,
air and breezes, the following limits for the amount of a Lot or Parcel, which
may be covered by Buildings, shall be as follows:
i. On Lots containing 6500 square feet of Lot Area or less: 35%
' ii. On Lots containing more than 6500 square feet of Lot Area: 40%
Buildings shall include the Principal Use Building and any permanently placed
or constructed Buildings on the Lot.
(2) Floor Area Ratio (FAR). Floor Area Ratio limits are established to prevent
incompatible mass and scale where new development might otherwise
excessively dominate the existing streetscape and existing adjacent residences.
FAR shall be defined as the ratio of total counted above-grade floor areas of
certain Buildings on a Lot or Parcel compared to the total Lot Area.
FAR =Total counted Floor Area =Total Lot Area
The following FAR provisions shall apply to new Single-family and Two-family
Discuss Dwellings.
i. and ii.
Are these the i. Lots or Parcels that contain 6000 square feet of Lot Area or less shall be
appropriate exempt from Floor Area Ratio limits.
numbers?
ii. A Floor Area Ratio limit of .54 shall apply to Lots or Parcels that contain
more than 6000 square feet of Lot Area.
iii. Where the FAR limit applies, FAR calculations shall be included on all plans
submitted to the City for review and permitting.
iv. The following elements of aSingle-family or Two-family Dwelling shall be
counted in the FAR calculation.
• Interior heated and cooled areas.
• Porches, balconies, patios and breezeways with a solid cover or roof when
enclosed by solid walls on more than two sides.
• That portion of an attached garage exceeding 400 square feet of Floor
Area.
DRAFT 3 Page 2 05/19/2006
DRAFT
v. The following elements of aSingle-family or Two-family Dwelling shall be
excluded from the FAR calculation.
• Porches, balconies, patios, breezeways, and decks (as well as overhangs,
eaves, cantilevers, awnings and similar features) with a solid cover or roof,
but not enclosed by solid walls on more than two sides. Such porches,
balconies, patios, breezeways, and decks shall remain open on at least two
sides and shall not later be enclosed in any manner.
• Detached Private Garages that are incidental to the Principal Use on a Lot.
Detached Private Garages shall remain subject to established size, height
and placement regulations.
' • Carports that are open on two or more sides.
Discuss. • Third-story heated and cooled space, as permitted by following paragraph
(6), where such space is constructed within the roof structure of the
Dwelling.
(3) Front porches. To encourage front porches on Single-family and Two-family
Dwellings, an open porch may extend a maximum of 8-feet into the Required
Front Yard, subject to the following:
ii. Any stairs or steps, exceeding thirty (30) inches in height, shall not further
extend into the Required Front Yard.
iii. Such porches may have a solid roof, but shall remain open on at least two
sides and shall not later be enclosed in any manner.
iv. Such open porches, whether covered or not, shall be excluded from the
Coverage by Buildings limit as established by preceding paragraph (1).
v. Porches, whether covered or not, which are constructed using wood decking
or similar materials, which allow water to pass through and under, and
which are elevated two or more inches above the ground shall not be
considered as Impervious Surface area provided that the ground surface
beneath the wood decking is not an Impervious Surface, such as concrete or
similar materials which prohibit percolation of stormwater.
(4) Side Wall Planes. To avoid stark, exterior side walls from facing the sides of
adjacent residences, particularly on two-story and three-story residences, the
following standards shall apply to new two-story and three-story Single-family
and Two-family Dwellings; to renovations involving Structural Alterations or
additions to the sides of existing Single-family and Two-family Dwellings, and
where a second or third-story is added to an existing Single-family and Two-
family Dwelling.
Second and third-story exterior side walls, which exceed 35-feet in length,
shall provide horizontal offsets, architectural details, design elements or
other features, which serve to break-up the appearance of the side wall, such
that adjacent properties are not faced on the side by blank two or three-story
walls void of any architectural design other than siding material or windows.
DRAFT 3 Page 3 05/19/2006
DRAFT
ii. Such design features may also include balconies, bay windows and other
types of projecting windows or architectural details provided that these shall
not extend more than 24-inches into the Required Side Yard.
(S) Height to Wall Plate. For Single-family and Two-family Dwellings with a
sloping roof, the height to the top horizontal framing member of a wall from the
first floor finished elevation shall not exceed 22-feet. (Sloping roof shall include
all roof forms and types, which do not give the appearance of a flat roof from the
street or adjacent properties, such as a Mansard roof.) The maximum height of
Single-family and Two-family Dwellings shall remain 35-feet as set forth
elsewhere within these Land Development Regulations.
(6) Third floor Footprint. In order to reduce the mass of taller Single-family and
Two-family Dwellings, the interior floor area of any third floor shall not exceed
50% of that of the second floor.
(7) Front Yard Shade Tree. In order to sustain the City's existing tree canopy and to
provide shade along the City's residential streets and sidewalks, one shade tree
shall be provided within the Required Front Yard in accordance with the
following provisions:
i. This requirement shall apply to the construction of new Single-family and
Two-family Dwellings and to Structural Alterations of any Single-family and
Two-family Dwelling. Such required Tree shall be installed prior to issuance
of a Certificate of Occupancy or prior to final inspections, as applicable. (The
requirements of Chapter 23 of this Code shall also apply.)
ii. Required Front Yard Shade Trees shall have a minimum size of 4-inch caliper
at the time of installation. A list of allowable tree species is available from the
City.
iii. Credit shall be provided for the following, and additional Front Yard Shade
Trees shall not be required in such cases.
(a) Where healthy canopy trees exist in the Required Front Yard, which are
listed on the recommended tree list and are at least 4-inch caliper; or
(b) where oak trees exist in the Required Front Yard, which are at least six (6)
feet tall; or
(c) where healthy street trees exist in the adjacent right-of--way, which are
listed on the City's tree list and are at least 4-inch caliper. Where
installation of a Front Yard Shade Tree is required, such tree shall not be
planted within right-of--ways.
DRAFT 3 Page 4 05/19/2006
DRAFT
(e) Special Treatment of Lawfully Existing Single family and Two family Dwellings
made Nonconforming by enactment of these Residential Development Standards.
It is the intent of this Section to clarify when these Residential Development
Standards shall apply in the case of reconstruction or redevelopment following:
(1) a natural act such as a hurricane, wind, flood or fire; or
(2) redevelopment initiated by a property owner or authorized agent for a property
owner.
The following provisions shall be limited only to those characteristics, which would
otherwise be made nonconforming from the requirements of this Section, which provides
Residential Development Standards. The provisions of Section 24-85 shall otherwise
apply to Nonconforming Lots, Uses and Structures.
(i) Structures damaged or destroyed by natural acts or by any means not resulting
from the actions of the property owner. Any lawfully existing Single-family or
Two-family Dwelling, which has been constructed pursuant to properly issued
Building Permits prior to the initial effective date of these Residential
Development Standards, adopted on 2006 by Ordinance Number,
,shall be deemed a Vested Development, and any Single-family or
Two-family Dwelling shall be considered a lawful permitted Structure within the
Lot or parcel containing the Vested Development. Furthermore, an existing
Single-family or Two-family Dwelling for that particular Structure, shall not be
considered as a Nonconforming Structure such that it may be fully replaceable in
its existing footprint and of the same size and architectural design, subject to all
applicable building codes and other Land Development Regulations controlling
development and redevelopment of such Lots. Any construction that exceeds the
existing footprint shall be in compliance with all applicable provisions of this
Chapter including minimum Yard Requirements.
(ii) Structures damaged, destroyed or demolished or expanded, by any means
resulting from the actions of the property owner or authorized agent for a
property owner. Single-family or Two-family Dwellings, which are rebuilt or
renovated, or expanded by more than twenty-five percent (25%) in Floor Area,
shall be subject to applicable provisions of these Residential Development
Standards for that portion of the Structure that is rebuilt, renovated or expanded.
(~ Annual Review of Residential Development Standards. These regulations shall be
reviewed on an annual basis by City staff and the Community Development Board to
assess the effectiveness of the regulations in accomplishing the stated Purpose and
Intent of this Section. A report shall be presented to the City Commission during a
public hearing, which summarizes the applications made during the time from the
previous report. If appropriate, revisions shall be made to address needs or
deficiencies in accordance with Section 24-61 of these Land Development
Regulations.
DRAFT 3 Page 5 OS/l9/2006
SUMmARY REVIEW AS FOLLOWS
1. What types of residential structures the Standards would apply to•
• new Single-family and Two-family Dwellings
• total redevelopment of lots
• certain renovations and additions to Single-family and Two-family Dwellings.
2. Where in the City would they apply.
The area of the City referred to as Old Atlantic Beach, which for this purpose is
bounded by:
• 11th Street on the north;
• Ahern Street on the south;
• Seminole Road on the west, and
• the beach on the east.
3. Permitted Uses. These regulations would not change any use provisions of Chapter
24 (the Land Development Regulations.)
4. Additional Residential Development Standards
(d) (1) Coverage by Buildings. (Applies to buildings only, does not include pools
driveways, walkways, etc.)
• 35% on Lots containing 6500 square feet of Lot Area or less.
• 40% on Lots containing more than 6500 square feet of Lot Area.
(d) (2) Floor Area Ratio FAR shall be defined as the ratio of total counted above-
grade floor areas of certain Buildings on a Lot or Parcel compared to the total Lot
Area.
~ FAR =Total counted Floor Area =Total Lot Area
The following FAR provisions shall apply to new Single-family and Two-family
Dwellings.
Discuss
;. and ;;. Lots or Parcels that contain 6000 square feet of Lot Area or less shall be exempt
Are these the from Floor Area Ratio limits.
appropriate
numbers?
A Floor Area Ratio limit of .54 shall apply to Lots or Parcels that contain more
than 6000 square feet of Lot Area.
The following elements of a Single-family or Two family Dwelling shall be
counted in the FAR calculation
• Interior heated and cooled areas.
• Porches, balconies, patios and breezeways with a solid cover or roof when
enclosed by solid walls on more than two sides.
• That portion of an attached garage exceeding 400 square feet of Floor Area.
The following elements of a Single-family or Two family Dwelling shall be
excluded from the FAR calculation.
• Porches, balconies, patios, breezeways, and decks (as well as overhangs,
eaves, cantilevers, awnings and similar features) with a solid cover or roof,
but not enclosed by solid walls on more than two sides. Such porches,
balconies, patios, breezeways, and decks shall remain open on at least two
sides and shall not later be enclosed in any manner.
• Detached Private Garages that are incidental to the Principal Use on a Lot.
Detached Private Garages shall remain subject to established size, height and
placement regulations.
• Carports that are open on two or more sides.
Di.~.~,
• Third-story heated and cooled space, as permitted by following paragraph
(6), where such space is constructed within the roof structure of the
Dwelling.
(d) (3) Front porches. To encourage front porches on Single-family and Two-
family Dwellings, an open porch may extend a maximum of 8-feet into the
Required Front Yard, subiect to the following•
i. Any stairs or steps, exceeding thirty (30) inches in height, shall not further
extend into the Required Front Yard.
ii. Such porches may have a solid roof, but shall remain open on at least two sides
and shall not later be enclosed in any manner.
iii. Such open porches, whether covered or not, shall be excluded from the
Coverage by Buildings limit as established by preceding paragraph (1).
iv. Porches, whether covered or not, which are constructed using wood decking or
similar materials, which allow water to pass through and under, and which are
elevated two or more inches above the ground shall not be considered as
Impervious Surface area provided that the ground surface beneath the wood
decking is not an Impervious Surface, such as concrete or similar materials
which prohibit percolation of stormwater.
(d)(4) Side Wall Planes. The following standards shall apply to new two-story
and three-story Single-family and Two-family Dwellings; to renovations
involving Structural Alterations or additions to the sides of existin Single-
family and Two-family Dwellings. and where a second or third-story is
added to an existing Single-family and Two-family Dwelling
i. Second and third-story exterior side walls, which exceed 35-feet in len th,
shall provide horizontal offsets, architectural details, design elements or other
features, which serve to break-up the appearance of the side wall, such that
adjacent properties are not faced on the side by blank two or three-story walls
void of any architectural design other than siding material or windows.
ii. Such design features may also include balconies, bay windows and other types
of projecting windows or architectural details provided that these shall not
extend more than 24-inches into the Required Side Yard.
(S) Height to Wall Plate. For Single-family and Two-family Dwellings with a
sloping roof, the height to the top horizontal framing member of a wall from the
first floor finished floor elevation shall not exceed 22-feet. (Sloping roof shall
include all roof forms and types, which do not give the appearance of a flat roof
from the street or adjacent properties, such as a Mansard roof.) The maximum
height of Single-family and Two-family Dwellings shall remain 35-feet as set forth
elsewhere within these Land Development Regulations.
(6) Third floor Footprint. In order to reduce the mass of taller Single-family and
Two-family Dwellings, the interior floor area of any third floor shall not
exceed 50% of that of the second floor.
(7) Front Yard Shade Tree. In order to sustain the City's existing tree canopy and to
provide shade along the City's residential streets and sidewalks, one shade tree
shall be provided within the Required Front Yard in accordance with the following
provisions:
i. This requirement shall apply to the construction of new Single-family and Two-
family Dwellings and to Structural Alterations of any Single-family and Two-
family Dwelling. Such required Tree shall be installed prior to issuance of a
Certificate of Occupancy or prior to final inspections, as applicable. (The
requirements of Chapter 23 of this Code shall also apply.)
ii. Required Front Yard Shade Trees shall have a minimum size of 4-inch caliper
at the time of installation. A list of allowable tree species is available from the
City.
iii. Credit shall be provided for the following, and additional Front Yard Shade
Trees shall not be required in such cases.
(a) Where healthy canopy trees exist in the Required Front Yard, which are
listed on the recommended tree list and are at least 4-inch caliper; or
(b) where oak trees exist in the Required Front Yard, which are at least six (6)
feet tall; or
(c) where healthy street trees exist in the adjacent right-of--way, which are listed
on the City's recommended tree list and are at least 4-inch caliper. Where
installation of a Front Yard Shade Tree is required, such tree shall not be
planted within right-of--ways or over underground utilities.
(e) Special Treatment of Lawfully Existing Single family and Two family Dwellings
made Nonconforming by enactment of these Residential Development Standards. It
is the intent of this Section to clarify when these Residential Development Standards
shall apply in the case of reconstruction or redevelopment following:
(1) a natural act such as a hurricane, wind, flood or fire; or
(2)redevelopment initiated by a property owner or authorized agent for a property
owner.
The following provisions shall be limited only to those characteristics, which would
otherwise be made nonconforming from the requirements of this Section, which provides
Residential Development Standards. The provisions of Section 24-85 shall otherwise
apply to Nonconforming Lots, Uses and Structures.
(i) Structures damaged or destroyed by natural acts or by any means not
resulting from the actions of the property owner. Any lawfully existing
Single-family or Two-family Dwelling, which has been constructed pursuant to
properly issued Building Permits prior to the initial effective date of these
Residential Development Standards, adopted on , 2006 by Ordinance
Number, ,shall be deemed a Vested Development, and any Single-
family or Two-family Dwelling shall be considered a lawful permitted Structure
within the Lot or parcel containing the Vested Development. Furthermore, an
existing Single-family or Two-family Dwelling for that particular Structure,
shall not be considered as a Nonconforming Structure such that it may be fully
replaceable in its existing footprint and of the same size and architectural
design, subject to all applicable building codes and other Land Development
Regulations controlling development and redevelopment of such Lots. Any
construction that exceeds the existing footprint shall be in compliance with all
applicable provisions of this Chapter including minimum Yard Requirements.
(ii)Structures damaged, destroyed or demolished or expanded, by any means
resulting from the actions of the property owner or authorized agent for a
property owner. Single-family or Two-family Dwellings, which are rebuilt or
renovated, or expanded by more than twenty-five percent (25%) in Floor Area,
shall be subject to applicable provisions of these Residential Development
Standards for that portion of the Structure that is rebuilt, renovated or expanded.
(~ Annual Review of Residential Development Standards. reviewed on an annual basis
by City staff and the Community Development Board to assess the effectiveness of
the regulations in accomplishing the stated Purpose and Intent of this Section. A
report shall be presented to the City Commission during a public hearing, which
summarizes the applications made during the time from the previous report. If
appropriate, revisions shall be made to address needs or deficiencies in accordance
with Section 24-61 of these Land Development Regulations.