Item 8C~"
AGENDA ITEM #8C
AUGUST 9, 2004
CITY OF ATLANTIC BEACH
CITY COMMISSION STAFF REPORT
~,
AGENDA ITEM: Options to limit Height of Building
SUBMITTED BY: Sonya Doerr, AICP ,,~id/
Community Development Director
DATE: July 30, 2004
BACKGROUND: All Zoning Districts within the City currently have a maximum height
limit of 35-feet or 25-feet. (The 25-feet limit applies to the Conservation District and the Central
Business District.) Height of Building is defined as the highest point of a building, with no
appurtenances or features of any kind permitted to exceed the established 35/25-foot limit.
Section 24-156 of the Land Development Regulations (reproduced below) allows the
Commission to make exceptions to these limits in the commercial, industrial and PUD districts,
although few of these requests have ever been made or granted.
Sec. 24-156. Exceptions to Height Limitations.
Upon specific application, the City Commission may make exceptions to the
limitations and restrictions on Height of Buildings or Structures only within the
~. CL, CPO, CG and CBD, ILW or PUD Zoning Districts, provided that in any
instance wherein such an exception is granted, the City Commission shall
prescribe the maximum allowable Height of the Building or Structures involved.
Pending amendments to the Comprehensive Plan contain the following policy within the Future
Land Use Element. This policy effectively prohibits a property owner or developer from even
requesting increased height increase in residential land use categories, as depicted on the Future
Land Use Map, or for any residential development in any Zoning District.
Policy A.1.4.5 The City shall maintain the limitations, as set forth within the
Land Development Regulations, for maximum height of buildings and
maximum impervious surface area for all lands designated on the Future Land
Use Map as Residential. Requests for waivers to the maximum height of
building shall be limited to Commercial and Industrial land use and
development only, and shall be made in accordance with procedures set forth
within the Land Development Regulations. Waivers to exceed the established
maximum building height of thirty-five (35) feet or twenty-five (25) feet, as
applicable, shall be considered and approved only for non-residential uses; only
within non-residential land use categories and only upon demonstration that the
proposed height is compatible with existing surrounding development.
If it is the Commission's intent to further restrict height within the City, the following options are
provided for consideration.
~• August 09, 2004 regular meeting
AGENDA ITEM #8C
AUGUST 9, 2004
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Policy A.1.4.5 can be revised, prior to the August 23rd adoption of the Plan amendments,
as follows.
• The City shall maintain the limitations, as set forth within the Land Development
Regulations, for maximum height of buildings and maximum impervious surface area for all
~ lands within the City.
This would enact aflat-out prohibition from exceeding the 35/25-feet height limit for any
~,,, use within any Zoning District. Section 24-156 would need to be deleted from the Land
Development Regulations.
• The City shall maintain the limitations, as set forth within the Land Development
Regulations, for maximum height of buildings and maximum impervious surface
area for all lands within the City. Requests to exceed the maximum height of
building shall be considered and approved only within non-residential land use
categories and for non-residential development, and any increase to the maximum
height of building shall be limited to exterior architectural design elements, exterior
decks or porches, but excluding signage or Habitable Space as defined by the
Florida Building Code. Requests for waivers to the maximum height of building
shall be made in accordance with procedures set forth within the Land Development
Regulations, and shall be approved only upon demonstration that the proposed
height is compatible with existing surrounding development.
~,,,~ This would allow the Commission to consider and approve requests for increased height
similar to that approved for the facade element at North Beach Center or for outside decks
and seating. This ability might be important in areas such as Town Center where the
~. maximum height is limited to 25-feet. Section 24-156 would need to be revised to be
consistent with this Comprehensive Plan policy.
BUDGET: No budget issues.
RECOMMENDATION: Direction to staff.
ATTACHMENTS: None.
REVIEWED BY CITY MANAGER:
August 09, 2004 regular meeting
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