Planning and Zoning Board AGENDA. November 14, :30 P.M. City Council Chambers

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1 Planning and Zoning Board AGENDA November 14, :30 P.M. City Council Chambers Notice to Visitors: All persons who desire to speak on any public hearing item must fill out an Oath Card, sign the card, and submit to one of the City Planners. Speakers will be heard in the order received by the Chairman. The applicant may make a brief rebuttal if necessary. Anyone who speaks is considered a witness. If you have photographs, sketches, or other documents, you must provide 9 copies to one of the City Planners for distribution to the board members. These items will be retained by the Board members, City Attorney and City Staff. Purpose: The purpose of the Planning and Zoning Board is to provide recommendations to City Council about all matters that are development applications or staff initiatives relating to the City s comprehensive plan, known as the Horizon 2030 Comprehensive Plan and the City s Land Development Regulations found in Subpart B of the Municipal Code of Ordinances. 1. CALL TO ORDER 2. PLEDGE OF ALLEGIANCE 3. ROLL CALL 4. MINUTES Planning and Zoning Board Meeting of October 12, PUBLIC HEARING(S) Advisory Item(s) a. Large Scale Comprehensive Plan Map Amendment Community Redevelopment Area (CRA) Overlay - (LSA Transmittal) Comprehensive Plan Amendment No (LSA) proposes to amend the City s Future Land Use map to add the Community Redevelopment Area Overlay land use designation. Applicant: City of West Melbourne The proposed Large Scale Amendment to the City s Future Land map will be acted upon by City Council with a recommendation from the Planning and Zoning Board.

2 Planning and Zoning Board Meeting November 14, 2017 Page 2 b. Code Amendment - Chapter 98, Zoning C-2 (General Commercial District) (LDR ) The applicant is proposing revisions to Chapter 98, Zoning Code, to allow mini-storage (also known as self-storage ) use as a conditional use in the C-2, General Commercial zoning district. Applicant: Location: Philip F. Nohrr, Esq. for KTJJ, LLC C-2 Zoning District The proposed code changes will be acted upon by City Council with a recommendation from the Planning and Zoning Board 6. PUBLIC COMMENT 7. PLANNING DIRECTOR REPORTS & BOARD MEMBER REPORTS 8. ADJOURN All persons wishing to be heard or to have their opinion known should appear in person at these hearings or send written comments to City staff. All persons and parties are hereby advised that if they should decide to appeal any decision made by the City with respect to any matter considered at the public meeting or hearing described in this notice, they will need a record of the proceedings, and for such purpose, said person or party may need to ensure that a verbatim record of the proceedings is made, which record includes the testimony and evidence upon which the appeal is to be based (Chapter 286, Florida Statutes). In compliance with American with Disabilities Act (ADA), anyone who needs a special accommodation for this meeting should contact the City s ADA coordinator at at least 48 hours in advance of this meeting.

3 Planning and Zoning Board MINUTES October 12, :30 P.M. City Council Chambers 1. CALL TO ORDER The meeting was called to order at 6:30 p.m. with the Pledge of Allegiance by Chairman Liesenfelt. 2. ROLL CALL Present were: Absent were: Chairman Jim Liesenfelt Vice Chairman Chris Jaudon Board Member Paul Bernkopf Board Member Anna Kapnoula Board Member Rob Brothers arrived at 6:35 p.m. School Board appointed Board Member Monique Robson Board Member Jennifer Spagnoli Moved by Vice Chairman Jaudon, seconded by Board Member Bernkopf to excuse the absences. Motion Passed, 5-0. Also present were City Attorney Morris Richardson, Planning Director Christy Fischer, Planner Denise Curry and in the audience Council Member Mettrick. 3. MINUTES Planning and Zoning Board Meeting of September 20, 2017 Moved by Board Member Kapnoula, seconded by Board Member Bernkopf to approve the minutes. Motion passed, PUBLIC HEARING(S) Advisory Item(s) a. Large Scale Comprehensive Plan Text Amendment Town Center Overlay (LSA Adoption)

4 Planning and Zoning Board Meeting October 12, 2017 Page 2 Comprehensive Plan Amendment No (LSA) proposes to amend the City s Visioning, Future Land Use, Transportation and Multi-Modal Transportation elements to add the Town Center Overlay land use designation and to revise existing goals, objectives and policies to be consistent with the aspirations of the new future land use designation. Applicant: City of West Melbourne finalization of policy changes from July The proposed Large Scale Amendment to the City s Future Land Element will be acted upon by City Council with a recommendation from the Planning and Zoning Board. Planning Director Fischer presented both the Text Amendment and the Map Amendment together but advised the board to make two separate motions. She explained the difference between a text amendment and a map amendment and briefed the board on the process with the State of Florida for review. She advised the City received a no adverse impacts letter from the Department of Economic Opportunity (DEO). She gave a refresher on the Town Center Overlay and explained the underlying land uses are still commercial but this will provide a developer with additional information about how the city would like the area to develop. She reiterated the Text Amendment is to provide specific policies and the Map Amendment defines the area on the future land use map and the overlay is used as a mechanism to dictate development styles. She recommended the following two motions: 1. Recommend that City Council approve the adoption of the large scale text amendment to the City s comprehensive plan, creating a new future land use overlay designation, the Town Center Overlay and amending the goals, objectives and policies in the Future Land Use, Visioning, Transportation, and Multi-Modal Transportation elements. 2. Recommend that City Council approve the adoption of the large scale map amendment to the City s comprehensive plan, adding the new future land use overlay designation, the Town Center Overlay. Chairman Liesenfelt opened the public hearing and asked for any comments. Seeing none, he closed the public hearing. Discussion Included: There were several suggested editorial changes regarding clarification of some of the policies and discussion why some of the language had been stricken from the policies. Moved by Vice Chairman Jaudon, seconded by Board Member Bernkopf to Recommend that City Council approve the adoption of the large scale text amendment to the City s comprehensive plan, creating a new future land use overlay designation, the Town Center Overlay and amending the goals, objectives and policies in the Future Land Use, Visioning, Transportation, and Multi-Modal Transportation elements with the minor edits presented by the Planning and Zoning Board. Motion passed, 5-0. b. Large Scale Comprehensive Plan Map Amendment Town Center Overlay (LSA Adoption) Comprehensive Plan Amendment No (LSA) proposes to amend the City s Future Land Use map to add the Town Center Overlay land use designation. Applicant: City of West Melbourne finalization of map changes from August The proposed Large Scale Amendment to the City s Future Land map will be acted upon by City Council with a recommendation from the Planning and Zoning Board.

5 Planning and Zoning Board Meeting October 12, 2017 Page 3 Moved by Board Member Brothers, seconded by Board Member Kapnoula to Recommend that City Council approve the adoption of the large scale map amendment to the City s comprehensive plan, adding the new future land use overlay designation, the Town Center Overlay. Motion passed, PUBLIC COMMENT 6. PLANNING DIRECTOR REPORTS & BOARD MEMBER REPORTS Planning Director Fischer advised the board that there will be a November meeting. There was some general discussion regarding the School Board s proposal for redistricting. 7. ADJOURN Chairman Liesenfelt adjourned the meeting at 7:31 p.m. Chairman Liesenfelt Denise Curry, Planner

6 AGENDA ITEM November 14, 2017, Planning and Zoning Board Reviewed by: Christy Fischer, Planning Director To Be Presented By: Denise Curry, Planner To: Through: From: Members of the West Melbourne Planning and Zoning Board Christy Fischer, AICP, Planning Director Denise Curry, Planner Date: November 14, 2017 SUBJECT Amend the Future Land Use map of the Horizon 2030 Comprehensive Plan to add the Community Redevelopment Area Overlay designation to the map. RECOMMENDATION Recommend the following motion: Recommend that City Council approve the transmittal of the large scale map amendment to the City s Future Land Use Element (Volume 1 of the Horizon 2030 Comprehensive Plan ), adding the Community Redevelopment Area Overlay to the Future Land Use map. FISCAL IMPACT The funds for this advertisement of approximately $1,250 comes from the City Clerk s advertising budget and have already been included through the end of the fiscal year.

7 DISCUSSION PROPERTY ADDRESS not applicable PUBLIC HEARING DATE Transmittal is in November 2017; final adoption may be in January or February 2018 BRIEF SUMMARY OF REQUEST APPLICANT/PROPERTY OWNER City of West Melbourne is suggesting the comprehensive plan map amendment LOCATION RELATED TO SURROUNDINGS Wickham Road, Ellis Road and New Haven Avenue This case is about adding the Community Redevelopment Area Overlay map designation to the future land use map to indicate the area for a future redevelopment along Wickham Road, Ellis Road and New Haven Avenue. This map change does not capture those properties in unincorporated Brevard County. STAFF RECOMMENDATION APPROVE APPROVE WITH CONDITIONS DENY COMPATIBILITY with the COMPREHENSIVE PLAN The proposed map amendment is consistent with the policies in the City s Horizon 2030 Comprehensive Plan that support a CRA along Wickham Road, Ellis Road and New Haven Avenue. PROPERTY HISTORY The joint City-County CRA was established in 2012 and at that time, maps outlining the CRA boundary were created to show all of the properties inside our city limits and in unincorporated County. The written policies supporting establishment of a CRA Overlay are included in the text of the Future Land Use Element of the Comprehensive Plan but the follow-up action to designate the area on the Future Land Use Map has never been done. This is simply follow-up action to designate the overlay area on the Future Land Use map to reinforce the existence of the CRA. COMPATIBILITY with the LAND DEVELOPMENT REGULATIONS The proposed map amendment to designate properties with an overlay Community Redevelopment Area is consistent with the policies in the Future Land Use Element supporting the Community Redevelopment Area. The revisions to the Future Land Use map ensures that all City maps consistently show the area for the Community Redevelopment Area. ATTACHMENTS (CIRCLE) Proposed Future Land Use Map Comprehensive plan SUBMITTED PLANS PUBLIC H EARING PETITION/ APPLICATION FORM LEGAL NOTICE LEGAL DESCRIPTION 2 P a g e A g e n d a I t e m 5. a.

8 Follow up to Text Amendment Since the Community Redevelopment Area Overlay Land Use designation and related policies are included in the Comprehensive Plan, transmittal of a large-scale map amendment to State agencies is required in order to designate the area on the City s Future Land Use map. The element that addresses the issues of growth and change is the Future Land Use Element. (FLU- Page 1, Volume 1: Horizon 2030 Comprehensive Plan). In the Future Land Use chapter, the majority of the policies outline what is allowed in each future land use designation. Then these designations are applied to almost all of the properties that are in our city limits. The Future Land Use Map is the result which has a legend on the right side of the page to indicate the future land use designations which correspond to the colors on the map. Refer to Attachment 2 at the end of this staff report containing the Proposed Future Land Use Map which adds the Community Redevelopment Area Overlay designation to the map and applies the designation along Wickham Road, Ellis Road and New Haven Avenue. A full size version of the map will be updated and placed on the City s web site once the map amendment is completed. Staff Analysis The proposed map amendment to the City s Comprehensive Plan is considered large-scale because it involves more than 10 acres of property. The map amendment is processed with an initial transmittal to State agencies followed by the adoption (finalization step) a few months later. The City has prepared the future land use overlay designation to be consistent with the legend and other features in the Future Land Use map. Since this new designation does not remove any of the underlying future land use designations, staff does not need to assess the factors of urban sprawl and land use compatibility as done with new land use designations. The following sections provide information on this future land use land use map amendment and its conformance with the content of policies in the Future Land Use Element and with the map itself. City Code Citation: Land Development Regulations Section Amendment process. State Requirements: The following criteria have been reviewed to determine the appropriateness of the land use amendment request: Florida Statutes Ch. 163, pt. II: The request is consistent with the provisions of Ch. 163, pt. II, F.S. which contain the criteria for required items needed for comprehensive plan future land use map amendments. Consistency with the Horizon 2030 Comprehensive Plan: According to the land development regulations (LDR) Section , comprehensive plan amendments must be in compliance with the Comprehensive Plan and state requirements. The consistency review of the request with the Comprehensive Plan predominantly assesses whether the request is consistent with the intended designation, discourages urban sprawl, creates neutral or minimal concurrency impacts and has minimal impacts to natural systems. The Future Land Use Element policies with which the map amendment are compatible with are: 3 P a g e A g e n d a I t e m 5. a.

9 Excerpt from Future Land Use Element: Community Redevelopment Area (CRA) Overlay Provide for redevelopment incentives of land with an internal transfer of density and intensity rights, along the portions of roads within the city limits including Wickham Road, US 192 (New Haven Avenue), and Ellis Road. Comprehensive plan amendments will be used to enact these provisions to the applicable area. CRA Strategies: The following strategies shall be pursued upon the city s designation of an approved Community Redevelopment Area: I. Encourage a mixture of higher density residential, retail, offices, limited light industrial, civic, institutional and recreation uses. II. Additional integration of existing developments in a pedestrian system to connect properties. III. Identify appropriate gateways and gateway features. IV. Support a redevelopment agency in the solicitation of development projects that assemble sites, provide employment incentives and support a cohesive infrastructure system. V. Support a redevelopment agency in creating regional stormwater systems, and a cohesive extension of utilities. VI. Encourage development of vacant and/or under used buildings to promote infill development. Brevard County Comprehensive Plan: Since the CRA is a joint CRA with properties which lie in unincorporated Brevard County jurisdiction, staff reviewed whether the county identifies those CRA properties specifically in their comprehensive plan Future Land Use Map. The county does not designate the CRA area on the future land use map but they do have general policy statements that address redevelopment areas and redevelopment plans. State of Florida Review Process: The proposed future land use map amendment for the CRA Overlay will be transmitted to the various State agencies, the State of Florida Department of Economic Opportunity, East Central Florida Regional Planning Council and Department of Transportation, and others. If the determination is made that there are no adverse impacts to regional and state facilities, a letter or is sent to the City by each of these agencies and then the City follows the adoption procedure to finalize the new future land use map of the Comprehensive Plan. State Requirements: Florida Statutes Ch. 163, pt. II: The request is consistent with the provisions of Ch. 163, pt. II, F.S. which contain the criteria for required items needed for comprehensive plan future land use map amendments and sending these to the State and local agencies. Public Notice The large scale comprehensive plan map amendment was advertised as required by Florida Statutes in the local section of the Florida Today on October 28, P a g e A g e n d a I t e m 5. a.

10 ATTACHMENTS 1. Underlying Future Land Use Maps 2. CRA Overlay Future Land Use Map and Future Land Use Map 5 P a g e A g e n d a I t e m 5. a.

11 City Limits White Shaded areas Attachment 1 Underlying Future Land Use Designations Unincorporated County - Non-Shaded areas NEW HAVEN AVE N WICKHAM RD 6 P a g e A g e n d a I t e m 5. a.

12 ELLIS ROAD 7 P a g e A g e n d a I t e m 5. a.

13 Attachment 2 Proposed Future Land Use Map Community Redevelopment Area Overlay The designations identified in the Future Land Use Map shown below remain intact but a clear pattern or design (shown above) will be placed over the New Haven, Ellis and Wickham areas to identify the CRA 8 P a g e A g e n d a I t e m 5. a.

14 AGENDA ITEM November 14, 2017, Planning and Zoning Board Prepared and Presented By: Christy Fischer, Planning Director To: From: Members of the West Melbourne Planning and Zoning Board Christy Fischer, AICP, Planning Director Date: November 14, 2017 SUBJECT Code Amendment to allow self-storage facilities in the C-2, General Commercial zoning district, as a conditional use permit. RECOMMENDATION The Planning and Economic Development Department recommends that Planning and Zoning Board make the following motion: Recommend to City Council the approval of code amendment to the C-2, General Commercial zoning district to allow self-storage facilities as a conditional use permit. FISCAL IMPACT The funds for the advertisement will be paid by the applicant since the City advertised the code amendments for these public hearings.

15 DISCUSSION PROPERTY ADDRESS not applicable Would apply to properties zoned C-2 (6 total) PUBLIC HEARING DATE December 5, 2017 City Council 1 st reading BRIEF SUMMARY OF REQUEST This case is about adding the ability to have self-storage, also known as mini-warehouse facilities in a commercial zoning district other than just the industrial zoning districts see Attachment 1. APPROVE STAFF RECOMMENDATION APPROVE WITH CONDITIONS COMPATIBILITY with the COMPREHENSIVE PLAN The proposed code amendment is consistent with the comprehensive plan which COMPATIBILITY with the LAND DEVELOPMENT REGULATIONS PROPERTY HISTORY The applicant is Mr. Boozer, represented by his attorney, Phil Nohrr. Mr. Boozer recently bought the property at 3820 Minton Road that was previously used as a rental house. The property is currently zoned C-1 (9 acres), and in order to have the self-storage at the site, the property would have to be rezoned. The applicant understands this. Although the applicant has discussed with staff their intent to rezone the property west of Minton Road, and north of Norfolk Parkway (3820 Minton Rd) to C-2, the code amendment (Attachment 2) is to be deliberated based solely on its consistency with the intent and provisions of the C-2 district. ATTACHMENTS (CIRCLE) Proposed Code Language SUBMITTED PLANS N/A PUBLIC H EARING PETITION/ APPLICATION FORM Background This is a request to amend the C-2 zoning district (Chapter 98 of the Land Development Regulationssubpart B) to include a new use, self-storage facilities, also known as mini-warehouse. The following information has been compiled to assist the boards in making recommendations and determinations concerning this request. The applicant s representative is Phil Nohrr, who originally requested that ministorage facilities be allowed in the C-1 district, but after discussions with staff about our concern of the prevalence of C-1 zoning next to residential, conceded that mini-storage in C-2 would be acceptable to his client. As mentioned above, mini-warehouse is already allowed in the industrial zoning districts, but up to now, self-storage has not been allowed in the commercial zoning districts. Staff Analysis Allowing a new use in an existing zoning district is a two-step process for staff s analysis of the request. First staff ensures that the new use is consistent with the policies describing the future land use designation contained in the goals, objectives and policies of the Future Land Use Element (Volume 1 of the plan). After reviewing the City s Future Land Use Element of the Comprehensive Plan, then staff 2 P a g e Agenda Item 5.b.

16 reviews the requested language for the desired use, in this case, the mini-warehouse facilities as a conditional use permit, and staff simultaneously reviews the Zoning map to determine if placement of these new uses in the C-2 district will cause compatibility issues with neighboring properties. This code amendment to add the self-storage (referred to as mini-warehouse in the revised definitions code) in C-2 will impact far fewer properties, once the City has finished rezoning the Commercial New Haven and Commercial Wickham properties to eliminate the C-2 in those districts. Mini-warehouses will be allowed in the C-W zoning district by conditional use permit, but will not be permitted in the C-NH district due to the fact that there are more lots in the C-NH, of which many are next to single-family residential, that do not lend themselves to a sprawling self-storage layout with long hours of operation. Identification of Changed Zoning Code section (See Attachment 2): Section Conditional Uses (new use would become #9 in the list) By having mini-warehouses approved only as conditional uses, the City can determine if there are reasons such as incompatibility of uses or non-compliance with the listed performance standards for the selfstorage not to be allowed on a specific property. This provides greater oversight than to simply allow the self-storage by right without the site by site specific analysis required with each conditional use request. Intent Statement of C-2 (Chapter 98 Zoning Code): The intent statement of the C-2 zoning district in Zoning Code Section states: The C-2 general commercial district is intended to apply to an area intended to be developed and preserve as a major commercial center serving the commercial needs of the community and the region. The types of uses and other restrictions are intended to promote adequate protection from conflicts with adjacent residential and other noncommercial uses and to minimize the interruption of traffic along adjacent thoroughfares. Adding the mini-warehouse use as a conditional use permit with listed minimal criteria property size, setbacks, self-storage separation distances, height and outdoor storage mitigates adverse impacts to surrounding property owners and minimizes interruption to arterial roads. Criteria for self-storage uses in C-2(to be #9 of Sec ) see Attachment 2: Under the new listing for mini-warehouse as a conditional use, the following criteria will be included to make the new use well-suited in the C-2 district: Property size must be at least five acres to allow enough space to situate buildings and parking lots without being on top of property lines. The minimum front setback will be 200 feet to ensure that the frontage of lots can still be occupied with retail uses that need high visibility versus miniwarehouses which do not need premium frontage. Landscape buffers areas of 15 feet in width instead of 10 feet in width, and no units facing existing residential uses. No outdoor storage (the industrial zoning districts already allow outdoor storage); and no storage of hazardous or flammable materials. 3 P a g e Agenda Item 5.b.

17 Limit on storage unit space of 300 square feet to prevent spaces from becoming occupied by people conducting business. Business tax receipts cannot be issued for individual units to prevent the dead storage from becoming places from which to operate businesses out of. No caretaker units on site so that the mini-warehouse is truly only used for independent dead storage. The industrial zoning districts allow caretaker units because the presumption is that valuable equipment and other facilities may need a guard or other full time resident to protect the assets. Maximum height of 25 or up to 35 if additional criteria is met. Standards for architecturally pleasing exterior features. Sufficiently long driveway to accommodate larger vehicles that may be stack up onto adjacent local roads. Characteristics of existing C-2 zoned properties (Attachment 3): Prior to staff s recommendations on zoning codes, staff also analyzes the location of the existing properties that contain the C-2 zoning and the likelihood of the new use to be placed on these sites. Staff does not analyze the potential of every property in the city limits to ask for a rezoning to C-2 since the specific analysis on whether a property is suitable for a different zoning district occurs on a case by case basis at the time of the request. The attached table identifies that after the City rezones Wickham Road and New Haven Avenue properties to either the C-W or C-NH zoning districts, only 6 properties remain zoned C-2 (Attachment 4). None of those six identified sites are five (5) acres in size and therefore do not meet the initial criteria. It is certainly possible for those properties to amass additional land area to have the minimum property size, just as it is possible for other properties to request a rezoning, but staff only analyzes current situations. As stated at the beginning of this report, self-storage or mini-warehousing is already allowed in the City s industrial districts and will soon be allowed in the Wickham commercial area so there will be sufficient opportunities for business expansion to this type of use throughout the City. Conclusion: Attachment 2 contains the proposed code change to allow mini-warehouse in the C-2 district as a conditional use permit, which staff believes provides sufficient performance criteria and a more rigorous review process (conditional use permit), than if the use were specifically allowed in the zoning district. As illustrated in Attachment 3, there are not many existing properties zoned C-2, however, since the City already allows the uses in the industrially zoned areas, there will be sufficient business opportunities for these types of uses to be spread throughout the City. Public Notice: The public hearing for the new zoning district was advertised with a map as required by Florida Statutes in the local section of the Florida Today on October 26, Previous Action: None yet. Recommendation: Recommend that City Council approve the C-2 Zoning district changes to allow self-storage facilities as a conditional use. 4 P a g e Agenda Item 5.b.

18 ATTACHMENTS 1. Application from Attorney 2. Exhibit A code changes 3. Table showing listing of existing properties zoned C-2 4. Zoning Map showing C-2 properties 5 P a g e Agenda Item 5.b.

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20 Attachment 2 Exhibit A for an ordinance (the blue underlined text indicates new language to be inserted into the C-2 district) Sec Conditional Uses (9) Mini-warehouse facilities subject to the following a. Minimum lot size shall be five (5) acres. b. No storage unit shall be within one mile (1) of another mini-storage site. c. Minimum front setback shall be two hundred (200 ) feet. d. No door openings for any storage unit with the exception of emergency egress doors shall be constructed facing any residential zoned property. e. The submitted conditional use site plan shall include a landscape plan that includes buffers that are a minimum of 15 feet in width to allow trees that are larger at maturity to be planted unless the adjacent use is also a mini-storage facility, in which case the buffer can be reduced to 5 feet. f. Interior traffic lanes shall be a minimum of thirty-five (35) feet wide for two-way traffic, and a minimum of twenty-five (25) feet wide for one-way traffic. Stacking of vehicles on an entrance driveway waiting to enter the facility shall accommodate at least two semi-trailers or four other waiting vehicles in a line. g. The maximum storage unit size is limited to 300 square feet. h. There shall be no outside storage at the site. i. There shall be storage of hazardous or flammable chemicals as determined by the Fire Marshall. j. There shall be no storage of items that produce appreciable dust, noise or other nuisances. k. Such facilities may only be utilized for storage. Occupancy for any other use is prohibited. Business Tax Receipts cannot be issued on the property and a restrictive covenant shall be recorded and provided with each new lease agreement to new tenants. l. Hours of operation shall be limited to 6 a.m. to 9 p.m. and these hours shall be posted and provided with each lease agreement to new tenants. m. No units shall face existing residential units. n. Maximum height shall be two stories (up to 25 tall); however, if the following criteria are met, the height can be increased to three stories (up to 35 tall):

21 1. Any fencing around the property shall be solid wall, wood fence or other 100% opaque materials. 2. Buildings shall contain 30% of wall space covered with glass or vinyl windows for that wall(s) which faces a road. 3. The placement of buildings shall be beyond the minimum front yard setback (and side corner if applicable) by at least Loading docks and bays shall not be located on a street-facing side of a building. 5. Buildings shall have a perimeter planting strip adjacent to the building, clear of all doors and accessways, and be at least four feet wide. This area shall be planted with shrubs and trees. The shrubs shall be planted in a continuous manner and trees shall be planted at least 35 on center. Shrubs and trees shall meet the standards for quality and shrubs shall be at least three feet in height upon planting and trees shall be at least twelve feet in height upon planting. o. No caretaker dwelling unit shall be allowed, however a security system is encouraged. p. The façade of a mini-storage facility shall be stucco with peaked rooflines, and with building wall protrusions and enhanced architecture to break up the expanse of any wall more than 50 feet of horizontal width. The following are the requirements: 1. Submit architectural renderings with the conditional use permit application. 2. Flat roofs must be hidden from view with decorative parapets, mansard (gambrel or 4- sided hip roof) or the roof must be a hip style, pitched roof. 3. Windows at least two intersecting wall planes shall contain windows with exterior window treatments (shutters, planting boxes, casement ledges, awnings, etc.) at ground level, of which, at least one shall be visible from the main road. Windows shall not be used to display interior units of a facility, unless said window is either translucent (frosted) or tinted to block visibility inside the facility. 4. Building massing For any wall plane comprising more than 50 horizontal feet, columns, recesses, protrusions, overhangs or the like that extend or change the wall mass by at least three feet in depth. 5. Building and roof colors Muted earth tones.

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23 Legend Interchange Commercial Overlay SILVER SILVER SANDS SANDS ELLIS Commercial Wickham LAKE LAKE IBIS IBIS INDUSTRIAL INDUSTRIAL CENTER CENTER EAST EAST JOHN RODES HUNTERS HUNTERS CREEK CREEK INDIAN INDIAN RIVER RIVER GROVES GROVES AND AND GARDENS GARDENS WOODS WOODS ASHLEY ASHLEY MANOR MANOR SYLVAN SYLVAN PINES PINES GLENN GLENN ACRES ACRES TIMBERLAKE TIMBERLAKE MANOR MANOR WESTWOODS WESTWOODS SYLVAN SYLVAN FOUR FOUR Zoning Parcels IDLEWYLDE IDLEWYLDE R-A MELBOURNE MELBOURNE GARDENS GARDENS EVANS THE THE FALLS FALLS AT AT Town_Center_Overlay CENTRAL CENTRAL WICKHAM FORTUNE FORTUNE COOKIE COOKIE West Melbourne City Limits MELBOURNE MELBOURNE VILLAGE VILLAGE GARDENS GARDENS R-1AAA Single-Family Residential WOODLAND WOODLAND MANOR MANOR MEADOW-WOOD MEADOW-WOOD CRYSTAL CRYSTAL OAKWOOD OAKWOOD LAILA LAILA MINTONS MINTONS CORNER CORNER MELBOURNE MELBOURNE MONA COURT MONA COURT WESTERWOLD WESTERWOLD NEW HAVEN 192 NATIONAL NATIONAL POLICE POLICE HOME HOME FDN. FDN. WALDEN WALDEN CASTLE CASTLE FAIRVIEW FAIRVIEW LAWN LAWN VILLA VILLA VERNE VERNE HIDDEN HIDDEN HEIGHTS HEIGHTS COASTAL COASTAL COMMERCE COMMERCE CENTER CENTER MELBOURNE MELBOURNE WOOD WOOD HAVEN HAVEN MANOR MANOR FALCON FALCON RIDGE RIDGE PRESERVE PRESERVE AT AT HERITAGE HERITAGE SPENCE SPENCE MINTON CANNOVA CANNOVA TIMBER TIMBER RIDGE RIDGE HENRY WOODFIELD WOODFIELD AT AT HERITAGE HERITAGE BROOKSHIRE BROOKSHIRE AT AT HERITAGE HERITAGE EASTWOOD EASTWOOD ONE ONE AT AT HERITAGE HERITAGE CANNOVA CANNOVA CLIFTON CLIFTON EDGE EDGE HOLLYWOOD HOLLYWOOD WESTOVER WESTOVER BELLA BELLA LUNA LUNA GLOVER GLOVER PLACE PLACE CLINES CLINES CORNER CORNER LAKEWOOD LAKEWOOD KELL-MER KELL-MER HOMES HOMES HIGHLAND HIGHLAND DE DE ANGELIS ANGELIS BIG BIG PINE PINE CLEMENT'S CLEMENT'S WOOD WOOD FAIRMONT FAIRMONT SADDLEBROOKE SADDLEBROOKE 95 R-1AA Single-Family Residential R-1A Single-Family Residential R-1B Single-Family Residential R-2 One-, Two- and Multi-Family Dwelling RLS Residential Large Scale R-3 Multiple-Family Dwelling TR-1 Planned Development for Mobile Home Parks TRC-1 Single-Family Mobile Home Cooperative C-P Commercial Parkway C-1A Professional Offices and Services C-1 Low Density Commercial C-2 General Commercial M-1 Light Industrial and Warehousing M-2 General Industrial P-1 Institutional IB Integrated Business BRIARCLIFF BRIARCLIFF BRY-LYNN BRY-LYNN L.S.T. L.S.T. Residential Agricultural CLEMENT'S CLEMENT'S WOOD WOOD WHISPERING WHISPERING WINDS WINDS LYNNWOOD LYNNWOOD CRYSTAL CRYSTAL WEST WEST HAMMOCK HAMMOCK WEST WEST STRATFORD STRATFORD POINTE POINTE DAIRY HOLLYWO OD WESTBROOKE WESTBROOKE OAK OAK GROVE GROVE WEST WEST MELBOURNE MELBOURNE LANDINGS LANDINGS TAMARIND TAMARIND HAMMOCK HAMMOCK EAST EAST EBER Zoning SAWGRASS SAWGRASS MANCHESTER MANCHESTER F NO R N OL K LUND LUND GARDENS GARDENS 0 HAMMOCK HAMMOCK LANDING LANDING PALM BAY DISCLAIMER: This map is not a survey and should not be used as a survey. Road right-of-ways are approximate. GTWY-1 Gateway Interchange District Miles Updated: 8/15/2017 By: City of West Melbourne Document Name: Zoning.mxd Sources: Brevard County Property Appraiser, City of West Melbourne Planning Department