Item 2A v~..
AGENDA ITEM # 2A
SEPTEMBER 25, 2006
TOWN CENTER AGENCY, INC.
2^^ SEMINOLE R^AD
ATLANTIC 6EACH~ FLORIDA 32233
TO: Mr. Jim Hanson
City Manager of Atlantic Beach
FROM: Niall Fallon, President
Greg Kupperman, Sub-Committee Chairman
DATE: October 25, 2005
RE: TOWN CENTER OVERLAY DISTRICT
Please find enclosed herewith a copy of a proposed zoning overlay district for
Town Center, Atlantic Beach and Neptune Beach. Town Center Agency, Inc.
has been working on this proposal over the last year. This overlay district would
encourage the maintenance and preservation of Town Center, as well as, guide
future infill development for the unique downtown area.
We would like to begin some discussions regarding this proposal with the
respective Cities in the near future.
If you ha~!e any questions regarding the aforementioned Niall can be contacted at
(904) 249-7321 or Greg at (904) 24 i-6611. '
Thank you for your consideration of this proposal we look forward to working with
you in the near future.
Thank you
enclosure
AGENDA ITEM # 2A
SEPTEMBER 25, 2006
TOWN CENTER OVERL~IY ~ISTRlCT
I. GENERAL PROVISIONS
a.) Statement of Purpose
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.The Town Center Overlay District will respond to economic, social,
environmental, cultural, and real estate market changes by
implementing traditional neighborhood design principals. These
principals will encourage maintaining and keeping safe public
spaces, making great walkable streetscapes, preserve the areas
culture and history, and assist future infill development that is
~~appropriate for the unique Atlantic Beach and Neptune Beach
downtown overlay area.
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b.) All applications relating to rezoning, land use amendment,
variance, conditional use or any other growth .management related
request that requires a public hearing will be forwarded to Town
Center Agency, Inc. within 5 (five) business days.
II. SCHEDULE OF DISTRICT REGULATIONS
'~"" a.) Permitted Uses
(i.) Outside seating for restaurants, coffee and sidewalk cafes on City
sidewalks or other City rights-of-way, may be operated by the
management of adjacent permitted food service establishments, subject
to the following provisions:
• The outside seating area shall be accessory to or under the same
ownership or control as the restaurant or cafe which is operated
~'"' within a totally,.and permanently enclosed building. °
• The area of outside seating of a restaurant or cafe shall not exceed
the street occupancy frontage along the sidewalk.
'~' As a condition of the lease the owner of such establishment shall
agree in writing to maintain that portion of the right-of-way where
the outside seating is located. The owner/lessee/lessor of the
~"" business establishment and the property owner shall agree in
writing to hold the city harmless for any personal injury or property
damage resulting from the existence or operation of and the
~"' condition and maintenance of the right-of-way upon which any
outside seating is located, and shall furnish evidence of general
liability insurance in the amount of one million dollars
~" ($1,000,000.00) per person and two million dollars ($2,000,000.00)
per occurrence with the city as additional named insured.
• The outdoor dining area shall leave not less than four (4)
~'" consecutive feet of sidewalk width at every point which is clear and
,, unimpeded for pedestrian traffic.
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AGENDA ITEM # 2A
SEPTEMBER 25, 2006
• Outside seating areas shall be defined by an enclosure of at least
thirty (30) inches in height measured from the ground or sidewalk
level. Such enclosure may consist of screens, planters, fencing or
other similar materials.
• Alcoholic beverages shall not be allowed outside the limits of the
outdoor seating. area.
• Alcoholic beverages shall be served with meals only.
• No heating or cooking of food or open flames shall be allowed in
outside seating areas.
• There shall be no use, operation or playing of any musical
instruments, loudspeaker, sound amplifier, or other machine for
:,the production or reproduction of sound in as to constitute a
violation of the respective city which regulate noise.
• Lighting to serve outside seating areas shall be white in color
and shall not project onto adjacent property.
• The City Council or designee shall have the right to prohibit the
operation of an outdoor dining area at any time because of
anticipafed or unanticipated problems or conflicts with the use of
the sidewalk area. Such problems and conflicts may arise from,
but are not limited to scheduled festivals and similar events,
parades, marches or repairs to the street or sidewalk. To the
extent that is possible, the permittee shall be given prior notice
of any time period during which the operation of the outdoor
dining area will be prohibited.
• The community development director, building official, and code
i enforcement officers, or other person authorized by the city
~, manager shall be authorized to enforce provisions of this
section and to take such action as may be necessary to ensure
compliance with the regulations general provisions or conditions
imposed upon outdoor dining permit.
(ii.) Restricted Residential
• Residence limited to the second and/or third floor within a
principal building or ancillary building.
• Residential use shall not occur on ground floor with a mandatory
commercial frontage.
(iii) Roof Top Uses-Restaurants, Bar, Cafe, Recreation, and/or
Shared Deck/Common space all not to exceed 50% of the roof
top.
• There shall be no use, operation or playing of any musical
instruments, loudspeaker, sound amplifier, or other machine for
~"" the production or reproduction of sound in as to constitute a
violation of the respective city which regulate noise.
• Lighting to serve roof top uses shall be white in color and shall
'~ not project onto adjacent property.
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b.)
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AGENDA ITEM # 2A
SEPTEMBER 25, 2006
(iv) Newspaper vending machine and other facilities for information
distribution.
• No more than 5 machines/facilities in a row.
• Spaced a minimum of 200 feet apart.
Lot Requirements
i. Front Yard Setback MinimumlMaximum
0 5 ft.
ii. Side Yard Setbacks Minimum/Maximum
0 0
iii. Rear Yard Setback Minimum/Maximum
_0 0
iv. Building Height 35 ft.
• Exceptions-The following features are exempt from the
height limitations:
(1) Church steeples, chimneys, and similar structures
not intended as places of occupancy or storage;
(2) Flag poles, water towers and similar devices not
-<intended for human occupancy may exceed the
height limit; and
(3) Heating and air conditioning equipment, solar
collectors, satellite dishes or antenna, elevator
shafts, parking and similar equipment, fixtures, and
devices, provided that:
- a. They are set back from the. edge of the
- - roof a minimum distance of one (1)
foot for every foot by which such
features extend above the roof surface
of the principal building to which they
are attached;
b. No more than one-third of the total
roof area may be occupied by such
features:
c. Parapet walls are constructed on all
sides of the building up to a height not
to exceed the height of such features:
and
d. No equipment or parapets shall
exceed five (5) feet in height above
the main roof structure.
(4) Damaged buildings over 35 feet may be rebuilt to
their original height.
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AGENDA ITEM # 2A
SEPTEMBEP. 25.2006
• Point of reference for measurement. The point of
reference for determining the height of a building shall be
the greater of one foot above the crown of the road in
front of the building or proposed building or the average
of the natural existing grade. The paint of reference for
determining the height of a commercial building affected
by the Coastal Construction Control Line will be the
minimum elevation required for habitable space required
by the Florida Administrative Code.
v. Minimum Lot Area None
vi. Lot Coverage 85%
III. Off Street Parking Regulations
Number of Spaces Required All-New Uses 2 spaces per 1,000 sq. ft. of
gross floor area. On street parking spaces within 600 feet of the subject
property will apply to the off street parking requirements. The number
required will be the rr~inimum and maximum number of spaces provided.
IV. Landscape Guidelines
(a.) Plant Palette
Following are the acceptable plants for installation in the available planting spaces
within the Town Center Overlay District. These plants are selected for their ability to
withstand moderate salt environments, tough urban conditions, poor soils and
'~ occasional trampling.
Large Material-
o Cabbage Palm (Saba) palmetto) - 12' Clear Trunk minimum
o Washington Palm (Washingtonia robusta) - 12' Clear Trunk minimum
o Medjool Date palm (Phoenix dactylifera 'Medjool') - 16' Clear Trur,k minimum
o Live Oak (Quercus virginiana) 3 caliper minimum - in protected areas only
o Canary Island Date Palm (Phoenix canariensis) - 14' Clear Trunk minimum;
in special designated areas only.
~, Treeform Material-
o Treeform Ligustrum - (Ligustrum japonica) - 30-gallon minimum; 4' clear
trunk
o Pineapple Guava - (Feijoa sellowiana) - 30-gallon minimum; 4' clear trunk
Accents-
, o Crinum Lily (Crinum species) - 10 to 30-gallon size
o Sago Palm (Cycas Revoluta) - 5 to 30-gallon size
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AGENDA ITEM # 2A
SEPTEMBER 25, 2006
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Shrubs
o Green Pittosporum -Pittosporum tobira) - 3-gallon; 24" height
o Indian Hawthorn - (Raphiolepis indica) - 3-gallon; 18" height
o Coontie Palm - (Zamia pumila) - 3 or 5-gallon; 30" height
o Japanese Yew - (Podocarpus macrophyllus) - 5 to 30-gallon
~• o Glossy Ligustrum - (Ligustrumjaponica) - 3 to 15-gallon
o Sweet Viburnum - (Viburnum odoratissimum) - 3-gallon
Groundcovers
o Asparagus Fern - (Asparagus sprengeri) - 1 gallon; full
o Gulf Muhly Grass - (Muhlenbergia capillaris) - 1-gallon; full
o Marsh Hay - (Spartina patens) - 1-gallon; full
o Asiatic Jasmine - (Trachleospermum asiaticum) - 1-gallon; full
o Evergreen Paspalum - (Paspalum quadrifarium) - 1-gallon; full
o Yellow Lantana - (Lantana montevidensis) -1-gallon; full
o Creeping Fig - (Ficus pumila) - 1-gallon
o Confederate Jasmine ~= (Trachleospermum jasminiodes) - 1-gallon; full
o Fakahatchee Grass - (Tripsacum dactyloides) -1-gallon; full
o Evergreen Giant Liriope - (Liriope muscari 'Evergreen Giant')
Mulch -Pine straw mulch only; 3" - 4" thickness, apply twice a year.
(b.) Design Standards
Following are guidelines to placement of appropriately selected plant material (from
the list provided above) within the Town Center Overlay District. Plant material is an
integral design element within the Town Center Overlay District and should be
incorporated wherever possible.
Parking Lots
o No row of parking shall exceed eight spaces without a curbed intermediate
island. This island shall be nine feet in width inside curb to inside curb and
shall contain one palm, tree or treeform shrub. The island shall be completely
planted in groundcover. Sod is not acceptable.
o All parking rows shall have a terminal island with a minimum width of seven
feet and planted with at least one palm or shade tree. The island shall be
completely planted in groundcover.
o There shall be a continuous, five-foot minimum width plantable area for all
perimeter areas abutting a parking lot. Exceptions include ingress/egress
aprons and where parking lots abut building frontages.
o Trees and/or palms shall be spaced a maximum of 25' within this continuous
perimeter buffer.
o An automatic irrigation system will be required to service these planted areas.
o Parking spaces are 9 ft. by 18 ft.
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AGENDA ITEM # 2A
SEPTEMBER 25, 2006
Street /Building Frontage
o Areas between building fronts and vehicular curbing shall be landscaped with
4' x 4' or 3' x 5' planter punchouts and spaced no further than 25' on center.
Palm trees shall be centered in these planters with a continuous mass of
groundcover underneath, preferably the current standard, Asparagus Fern.
o Plant bed area should, at a minimum, be in a ~1:4 ratio with pedestrian
sidewalk area. If design standard methods listed above do not meet the
criteria, then plantable area must be found within the pedestrian sidewalk
~" area.
o All planters shall have bubblers or pop-up type spray heads tied to an
automatic irrigation system.
'" o Plantings shall not obstruct vehicular or pedestrian sightlines or fire hydrants.
o Accent Date Palms shall be planted at the corners of all intersections, with
intermediate palms, such as Washingtonia or Cabbage Palms, planted in
~" ~ between.
o e planted no closer than 10' apart unless they are to be
Trees or palms shall b
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clustered. In that case the plants shall vary in height.
undcovers and low shrubs are to be planted in simple masses in all plant
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beds.
Screens & Buffers
o Hedgerows may be planted where undesirable views exist or there is a need
to screen unappealing utilities.
~, o Screening plants shall not block sightlines of automobiles.
o Back kitchen areas, dumpsters and truck delivery zones are examples of
areas that shall be screened.
(c.) Maintenance Requirements
~• Trees and. Palms
o Palms. s'rtall be pruned once a year, preferably in mid-August. The
trimming of fronds shall not exceed a ten to two o'clock position. All fruiting
bracts shall be removed.
o Trees shall have all dead wood and internal branches removed. All limbs
removed will be flush cut to the trunk.
~"" o Fertilize twice a year with a balanced fertilizer.
o Trees or Palms should be replaced with similar sized material if existing
material is dead or has been removed previously.
Shrubs and Groundcovers
o Shrubs and hedges shall .not be sheared, but pruned with hand clippers to
avoid a flat edge, angular edge orflat-topped appearance.
o Fertilize twice a year, once in March, once in July.
,~ o Plants that are missing, trampled or dead should be replaced with the
same species of plant and if possible, comparable size.
Native grasses such as Gulf Muhly grass shall not. be sheared or flat-
,,, topped.
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AGENDA ITEM # 2A
SEPTEMBER 25, 2006
o Accent plants such as Cririum Lily shall be thinned of dead fronds and
suckers twice a year.
~„ o Plant beds shall be kept in a full appearance. If gaps or holes exist, then
they shall be filled with like material.
o Plant beds shall not be changed arbitrarily to another type plant material
,~„ without approval of Town Center Agency.
Mulch
o Pine Straw mulch only. 3" - 4" thick applied twice a year. Remove weeds
and palm seedlings before re-application of mulch.
Irrigation
o The system shall be checked weekly for clogged or broken heads and/or
piping. Damaged parts shall be replaced immediately.
o There shall be no mixing of parts. The system shall be consistent with the
manufacturer of record.
o Spray heads shali provide 100% coverage of planting area.
o All spray heads shall be pop-up type or hi-pop-up type spray bodies. No
fixed shrub risers are allowed unless protected by building edge and
hedge. _-
o All piping under pavement shall be sleeved.
o Water source shall always be from a potable, city provided source.
V. Architectural Design Including Sign and Lighting Regulations
1) General
a.) 2-3 story scale
b.) Build to property line (zero setback)
~, c.) Parking at rear and/or on street
d.) 48" cantilever within right of way at second floor to accommodate
awning and or balconies (min. clearance =12'-0")
,~„ e.) Mixed Use (i.e. Retail/Office, Retail/Residential, Cafe-Retail/Office)
f.) Corer locations should include storefront area on both street frontages.
2) Site Design (See Diagrams A & B)
a.) No open retention systems.
b.) Essential services i.e. electric, phone, & TV services to be located
underground.
c.) Placement of cars at rear of building footprint or on street,
d.) Bike racks included as part of parking area.
e.) Waste bins, HVAC units and utility devices will be screened.
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AGENDA ITEM # 2A
SEPTEMBER 25, 2006
STREET L-rIGSG=°E 2uFFE,~ --
Diagram A
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AGENDA ITEM # 2A
SEPTEMBER 25, 2006
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3) Building Mass and Scale (See Diagram C)
AGENDA ITEM # 2A
SEPTEMBER 25, 2006
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Diagram C
4) Building Form & Roofline (See Diagram D.)
a.)Roof structures may be flat or sloped. (min 4:12 slope)
b.) The general intention of building forms is simplicity with articulated
~. entries, doors, windows, .balconies, awnings, colonnade or similar
' architectural devices to promote a shaded pedestrian streetscape.
c.) See diagrams A & B for general street face design alternates.
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AGENDA ITEM # 2A
SEPTEMBER 25, 2006
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Diagram D
5) Building Entrances (See Diagrams A and B.)
a.) Diagram D above generally outlines the street fagade design.
b.) The ground floor is intended to be limited to shop-use, mixed use (i.e.
Retail/Office, Retail/Residential, Cafe-Retail/Office) for promotion of
retail activity, with the window areas maximized.
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AGENDA ITEM # 2A
SEPTEMBER 25.2006
6) Architectural Features
a.) The existing Towncenter character can be generally described as
~,,, "everyday architecture" defined by simple facades built to the property line
(i.e. the sidewalk edge in most cases) Interpretations of these primary
architectural elements are encouraged, rather than the creation of strict
historicism. The basic principles of good design are to be applied to
infill projects, through the use of colonnades, awnings, balconies or .similar
architectural devices and well proportioned elements within the fagade.
,, This approach is consistent with some recent and historic developments
within Towncenter.
~. 7) Building Materials and Color
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a.) Typical veneer materials within the area are smooth stucco (Pcrtland
cement based), brick, and painted brick. Timeless materials such as stone,
indigenous to the area, would be an appropriate fagade veneer. Wood
cladding of any type is to be discouraged. The use of wood trim around doors
and windows and related decorative elements such as soffits, columns, posts,
guardrails, handrails, brackets, screen walls, and balconies are highly
desirable.
b.) Color: Multi-tone colors are encouraged. The use of monotone colors over
large fagade areas is discouraged. The use of earth tones and its variants
' would be consistent with the Towncenter character.
8) .Signs and Lighting
a.) The use of bracket signs, attached to the building fagade or to soffits
~„ within arcades are examples of desired signage within Towncenter. The use
of large face mounted or internally lit signs are discouraged.
,,,, b.) The street lighting is adequate in most areas of Towncenter, and is
enhanced by colonnade lighting in several areas. The use of wall bracket or
pendant light fixtures, and the use of light where it is needed, rather than
~, ."blanket coverage" is appropriate.
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Overlay District
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