TRADITIONAL CITY ACTIVITY CENTER AND MIXED USE CORRIDOR DISTRICT LDC AMENDMENTS

Size: px

Start display at page:

Download "TRADITIONAL CITY ACTIVITY CENTER AND MIXED USE CORRIDOR DISTRICT LDC AMENDMENTS"

Philippa Simpson
5 years ago
Views:

1 Januar y 15, 2019 Staff Report to the Municipal Planning Board Applicant C A S E # L D C I t e m # 4 TRADITIONAL CITY ACTIVITY CENTER AND MIXED USE CORRIDOR DISTRICT LDC AMENDMENTS City of Orlando Requested Action 1. Amend LDC Figure 1B, 1C, 2B, Zoning Table Footnotes and Sections , to address setbacks for lots with multiple frontages, minimum floor to area (FAR) ratio and to consolidate portions of the Traditional City Design Standards to eliminate redundancies Project Description This is a City initiated Land Development Code amendment to amend LDC Figure 1B, 1C, 2B, Zoning Table Footnotes and Sections , to address setbacks for lots with multiple frontages, minimum floor to area (FAR) ratio and to consolidate portions of the Traditional City Design Standards to eliminate redundancies. The specific sections proposed for amendments are listed below; 1. Amend LDC Figure 1B (Table of Zoning District Regulations Inside [and Outside of] the Traditional City ( T City) - MXD-1; MXD-2; O-1; O-2; MU-1; MU-2 2. Amend LDC Figure 1C - (Table of Zoning District Regulations Inside [and Outside of] the Traditional City) - AC-N; AC-1; AC-2; AC-3; AC-3A; IC; IG; IP; H; P; C 3. Amend LDC Figure 2B - (Table of allowable uses in zoning districts Inside [and Outside of] the Traditional City) - R-1S; R-2A; R-2B; R-3A; R-3B; R-3C; R-3D; MXD-1; MXD-2; O-1; O-2; O-3; MU-1; MU-2; AC-N; AC-1; AC-2; AC-3; AC-3A; IC; IG; IP; P; H; C 4. Amend LDC Zoning Table Footnotes 5. Amend LDC Sec Amend LDC Part 6 Traditional City Design Standards, Design Standards in MU-1t and MU-2t Mixed Use Corridor Districts, Sections Amend LDC Part 6 Traditional City Design Standards, Design Standards in Activity Center District, Sections Analys is Background The MU-2, AC-1, AC-2, AC-3 and AC-3A zoning districts have minimum floor area ratio (FAR) requirements within the Traditional City area, as well as maximum front, street side and side setbacks. The purpose of Traditional City (Activity Center District and Mixed Use Corridor District) standards and the intent of these standards is to create an urban streetscape lined with buildings. However, there are instances where businesses only require a small building, such as an urban gas station, and instances where lots have multiple frontages. In these cases, the businesses state they struggle to meet the minimum FAR and the maximum building setbacks and are unable to make a viable project. Below are some specific issues that these amendments address. Project Planner Michelle Beamon Robinson, AICP Updated: January 4, 2019 The minimum FAR is too high for fast food restaurants and gas stations: While these projects have been able to take advantage of the Reduction in Required Minimum Intensity (fka the Transportation Linkage Fee), it is still too high in some cases, and businesses would be required to construct a building larger than they need. The maximum setbacks are hard to meet for corner lots and three sided lots: For corner lots, the building must be located fronting the streets. The minimum building frontage per street is 45-50, with 70% of the building meeting the maximum

2 Page 2 setback. As such, sites are unable to meet the maximum side setback while accommodating a drive aisle and parking. For three sided lots, sites are unable to meet the maximum street side setback on the third frontage as the third frontage would normally be the rear elevation accommodating the back of house and the take out window area. Allowing these concessions will allow the front elevations to take priority. The Mixed Use Corridor District and the Activity Center Districts sections of code are confusing. These sections of code are similar but have some differences such as in the way main streets are identified and how drive throughs are dealt with. Since these districts are very similar, they should have the same development standards. It is difficult to determine which side is the primary frontage. For sites with multiple frontages it is difficult which would be determined the primary frontage because the code states that it s the narrow side of the lot but people perceive it as facing the busiest street. There are no specific design standards for gas stations. While gas stations are needed in the Traditional City, this autocentric type of business is contradictory to the Traditional City intent. Before World War II, when the Traditional City was developed, gas stations were small and typically had one or two pumps. Large gas stations with multiple pumps are a newer development pattern and should be located outside of the Traditional City. This proposal allows for gas stations but limits the scale so that they are compatible with other development. Therefore, design criteria is needed to allow for urban types of gas stations that are more pedestrian friendly, contribute to the urban form, do not cover an entire block face and are not clustered in one place. There are no requirements for utilizing the Reduction in Required Minimum Intensity (fka Transportation Linkage Fee) other than the small fee. If developers need the flexibility to obtain a reduced minimum intensity, this concession should come with additional design standards and a fee that is more comparable to the impact that these types of uses have. Recommendations Staff has found that the standards can be amended to address the concerns of auto-oriented businesses while still meeting the intent of the Traditional City by prioritizing the urban environment with buildings fronting the street and keeping vehicle use areas are secondary or hidden from the street frontage in order to promote pedestrian activity. Below is a summary of the proposed code amendments. 1. Combine Design Standards in MU-1/t and MU-2/t Mixed Use Corridor District ( ) and Design Standards in Activity Center Districts ( ) into one section, eliminating redundancies and confusion. 2. Update the Transportation Linkage Fee section and rename it to Reduction in Required Minimum Intensity. 3. Add design standards in order to qualify for a reduction in required minimum intensity. 4. Change the way the fee is calculated to tie it to transportation impact fees, see example IV on page Add a section on determining building frontage and setbacks for three sided lots. 6. Allow an exemption on the maximum side setback for corner lots if it is due to site design constraints of accommodating vehicular access and parking. 7. Increase the required primary façade transparency from 15% to 30%, include a requirement of 15% for the secondary street frontage and exempt any third or fourth frontage from transparency requirements. 8. Add a section on auto service stations (aka gas stations) requiring the pumps be located to the rear or side of the building, limit each station to 4 gas pumps (may be dual sided for a total of 8 fueling stations) and not allow more than one gas station per block face. 9. Add a section on design requirements for industrial uses in the Traditional City. 10. Require non-industrial uses in industrial areas in the Traditional City to follow the same design standards for commercial buildings in activity centers. On the following pages there are examples of a gas station and a corner lot illustrate the issues discussed above.

3 Page 3 Example: Gas Station Current Code (building size and setbacks in red) Proposed Code Amendment The red box is the minimum size of the building. There is not enough room for the canopy. Hinders circulation. Limits parking.

4 Page 4 4 Example: Drive Through Current Code (building size and setbacks in red) Proposed Code Amendment The red box is the minimum size of the building. Not a useable building shape Cannot accommodate a drive through. Hinders circulation and access to the site.

Page 5 5 Example: Traditional City Appropriate Gas Station This is the 7-11

The gas station is appropriate for the Traditional City area because the

direct pedestrian access to the store, a street wall is present to block

5 Page 5 5 Example: Traditional City Appropriate Gas Station This is the 7-11 at the intersection of Fern Creek Avenue and Colonial Drive. The gas station is appropriate for the Traditional City area because the building is pulled up to the street, framing the corner and providing direct pedestrian access to the store, a street wall is present to block the vehicular use area, there is one curb cut per street frontage and there are only 4 fuel positions

Page 6 6 Example: A Gas Station not Appropriate for the

building is placed on the back of the site, forcing pedestrians

6 Page 6 6 Example: A Gas Station not Appropriate for the Traditional City This is the RaceTrac at the intersection of S. Orange Avenue. This is not appropriate for the Traditional City because the building is placed on the back of the site, forcing pedestrians to walk through the vehicular use area, there is a large sign, and there are 10 fueling station, which overpower the design.

7 Page 7 7 Financial Considerations The proposed amendments allowed for an additional minimum intensity reduction as well as a change to how the fee is calculated. The amendments tie the fee for the reduction to the transportation impact feeas opposed to the construction cost; this creates an increased fee amount for the applicant. However, in the example below, it is shown that the transportation impact fee itself is lower since the project is smaller as well as the total fee is lower with the proposed code amendments. This higher fee for the reduction in minimum FAR is justified since these types of projects are more auto oriented and are putting more of a strain on the transportation system. Table 1 A gas station within the MU-2 zoning district. The site is 0.50 acres with an estimated $500,000 construction cost. Today s Code Proposed Code Amendments Minimum FAR Minimum FAR with the Total Reduction Allowed Total Building Size 5,445 sq. ft. 2,178 sq. ft. Number of Fuel Positions 6 4 (maximum) Transportation Impact Fee $5,142 per fuel station and $30,794/1,000 sq. ft. Fee for the Reduction $15,000 $198,515 $87,637 (1% of the Construction Cost for every 0.05 FAR reduction) $105,164 (20% of the Transportation Impact Fee for every 0.05 FAR reduction) Total Fee $213,515 $192,801

8 Page 8 8 Proposed LDC Amendments The proposed LDC amendments are contained in Exhibit A of this staff report. Findings In review of the proposed LDC amendments, it is found that: 1. The proposed Land Development Code amendments are consistent with State Comprehensive Plan (Chapter 187, Florida Statutes). 2. The proposed Land Development Code amendments are consistent with the East Central Florida Strategic Policy Plan. 3. The proposed Land Development Code amendments are consistent with the provisions of Chapter 163, Part II, Florida Statutes. 4. The proposed Land Development Code amendments are consistent with the objectives and policies of the City s adopted Growth Management Plan (GMP); particularly Policy S.13.4 and S The proposed Land Development Code amendments are consistent with the purpose and intent of the requirements of the Land Development Code. 6. The proposed Land Development Code amendments are compatible with the surrounding development pattern. Recommendation Staff recommends approval of the proposed amendments, contained in Exhibit A, to the City of Orlando Land Development Code. Review/Approval Process Next Steps 1. MPB minutes scheduled for review and approval by City Council. 2. Forward to City Attorney s Office for legal review 3. 1st reading of the LDC Ordinance 4. 2nd reading of the LDC Ordinance

9 Exhibit A Zoning tables, LDC Figure 1B (Table of Zoning District Regulations Inside [and Outside of] the Traditional City ( T City) - MXD-1; MXD-2; O-1; O-2; MU-1; MU-2 and LDC Figure 1C - (Table of Zoning District Regulations Inside [and Outside of] the Traditional City) - AC-N; AC-1; AC-2; AC- 3; AC-3A; IC; IG; IP; H; P; C Side yard - Maximum MU-1 MU-2 AC-N AC-1 AC-2 AC-3 25 (38) 25 (38) 25 (6)(38) 30 (6)(38) 30 (6)(38) 30 (6)(38) Zoning tables, LDC Figure 2B - (Table of allowable uses in zoning districts Inside [and Outside of] the Traditional City) - R-1S; R-2A; R-2B; R-3A; R-3B; R-3C; R-3D; MXD-1; MXD-2; O-1; O-2; O-3; MU-1; MU-2; AC-N; AC-1; AC-2; AC-3; AC-3A; IC; IG; IP; P; H; C Drive-In Facilities and Pedestrian Walk-Up Facilities Parking/Principal Use (37) Zoning tables, Footnotes: 6. When frontage in one block face is located partly in a commercial or R-3D district and partly in another residential or office district, the front yard and street side yard requirements of office or other residential district shall apply within the commercial or R-3D district for a distance of 150 ft. or to the nearest side street or other natural barrier (whichever is the shortest distance). The front half of this setback may not be used for signs and entire setback may not be used for vehicular use areas except when the office or residential district street side yard allows a vehicular use area to be located closer to the property line. 20. Minimum and maximum setbacks from streets are contained in Chapter 62, Section , Designation of Streets in Mixed Use Corridor Districts and in Activity Centers and Sec Building Standards. Section , Designation of Streets in AC-t Activity Center Districts and Streetwall Requirements. 37. Parking as a principal use shall be located no closer than a 1760 feet radius from any other principal use parking 38. Development on corner lots may be exempt from the maximum side setbacks due to design restrictions of accommodating drive aisles and parking between the building and the side yard. This exemption may be granted through a Planning Official Determination during the site plan process. Commented [MTR1]: Moved from C. REDUCTION IN REQUIRED MINIMUM INTENSITYTRANSPORTATION LINKAGE INCENTIVE Sec Reduction in Required Minimum Intensity Availability of Reductions. 1

10 The minimum intensity standards set forth in Figure 1 may be reduced by the Planning Official for permitted and conditional uses only, in exchange for a contribution by the developer to the City of Orlando Trust Fund for Alternative Transportation in the Traditional City. Incentive Available. District Minimum FAR Available Reduction Additional Reduction for Eating & Drinking Establishments and Gas Stations Available Reduction Incentive FAR Wwith Reduction Incentive Additional Reduction Incentive Eating & Drinking Establishments Eating & Drinking Establishments FAR Wwith Add'l Available and Additional Reduction Incentive AC = 0.10 AC = 0.10 AC = 0.10 MU = 0.10 General Procedure. Full details of the operation and procedure for issuance of the Reduction in Required Minimum Intensity incentive are described below, except for the following: (a) The contributions shall be used to construct bicycle, pedestrian and transit improvements within the Traditional City. (b) The developer, at his/her option, may dedicate a portion of the building site acceptable to the City for the development of transit improvements. The assessed value of the dedicated land, as shown on the most recent certified tax roll of the Orange County Property Appraiser, may be deducted from the total cost of the contribution. (c) The amount of contribution shall be one twenty percent (120%) of the transportation impact fee construction cost for every 0.05 FAR reduction or portion thereof. (d) Criteria for approval of a reduction in minimum intensity. The reduction in minimum intensity may be granted when an applicant presents clear and convincing evidence that the proposed design, intensity and use(s) will result in a superior development that is compatible with the surrounding neighborhood and achieves the criteria for approval 2

11 provided in this section. The following design enhancements represent options for creating a superior development. While not a strict point-based system, a development that meets a greater number of these enhancements is eligible for a greater reduction than a development that meets only one or two enhancements. If improvements to the streetscape or other public property is part of a selected option, then such improvements must be maintained by the property owner or owners of the subject development unless appropriate maintenance obligations are accepted by the City. i. Streetscape treatments that exceeds the minimum standards normally required of the development s location. ii. Landscaping that exceeds by at least 10% the minimum number of points required by Part 2H, Chapter 60 of this Code. iii. At least one additional mobility strategy than the minimum number of strategies required by Section of this Code. iv. Site design and building materials that exceed the minimum environmental sustainability requirements in place at the time of development. Such enhancements should consider energy efficiency, stormwater design, solar or other renewable energy sources, recycling, and sustainable materials options, all of which should be judged against the best-available technology and any relevant and generally accepted environmental certification programs. v. Superior architectural design, including all of the following, where applicable: 1. Buildings on corner lots and buildings that terminate views must incorporate additional height or other features that emphasize their prominent location. 2. In mixed-use buildings, the ground floor must be differentiated from upper floors through the use of architectural treatments. 3. The primary building entrance must be a prominent feature that is defined and articulated with pediments, pilasters, columns, porticoes, porches, overhangs, railings, or other architecturally compatible elements. 4. Transparent windows must comprise more than 30% of the primary and secondary street facing elevations. 5. Use of durable, high-quality materials that are appropriate for the climate, such as stone, steel, glass, precast concrete, or masonry. Such materials and associated architectural features must wrap around all sides of the building that are visible from the public realm. Traditional stucco may be appropriate in a historic context or for a Mediterraneanstyle building. Buildings incorporating EIFS (Exterior Insulation Finishing System) or other faux-stucco finish for more than 10% of a street-facing façade do not meet this enhancement option. vi. Underground utilities, if currently aboveground. vii. An architecturally enhanced street wall surrounding the parking area with a trellis or other architectural features. viii. Another enhancement not otherwise required by code that is proposed by the applicant and approved as part of the master plan or planned development 3

12 zoning district. Examples might include a publicly accessible park or plaza, public art or a premium transit stop. ix. For eating and drinking establishments, the following site design standards must be met to qualify for the additional incentive: 1. Maximum number of parking spaces permitted is 12:1000 sf GFA; 2. Cross-access easements and/or shared parking agreements are required where the City deems them necessary; 3. All Traditional City design standards are incorporated into the site design; 4. Pole signs are prohibited; 5. Transit stops and/or shelters are required where determined reasonably necessary by the City, in cooperation with Lynx; 6. If an eating and drinking establishment is abutting a Class I or II use (shown in Figure 6: Land Use Intensity Table, Chapter 58) and includes a drive-in facility, a 5 ft. minimum height masonry wall, located 5 ft. from the property line, shall be provided as part of the required buffer area; in addition, the landscaping requirements of Chapter 60, Section , shall be provided between the wall and the abutting property. (e) The reduction in required minimum intensity must be applied through a Master Plan application, a Planning Official determination, or a similar type of application. Traditional City, Design Standards in MU-1t and MU-2t Mixed Use Corridor District and in Activity Centers The following standards shall apply to all uses except one and two family dwellings in mixed use corridor districts and activity center districts in the Traditional City. Sec Designation of Streets in Mixed Use Corridor Districts and Activity Centers. Commented [MTR2]: Was in Design Standards in Activity Center Districts section, prior to Sec I. Designation of Streets in Mixed Use Corridor Districts Purpose. Development in Traditional City mixed-use corridor districts shall be pedestrianoriented with buildings close to and oriented to the street and vehicular use areas located to the side or rear of buildings. Certain design standards in this section apply only to the parts of a building oriented toward a street. All streets in these districts are designated either Main Streets or Town Streets as follows: (a) Main Streets. The following list of streets shall be designated as Main Streets. The setback for lots adjacent to Main Streets shall be a maximum of 5 feet subject to (c) below. DESIGNATED MU-t MAIN STREETS Commented [MTR3]: Was in and consolidated. Commented [MTR4]: Updated the streets list. Combined with with minor amendments and alphabetized. Edgewater Drive from Clayton Street to Harvard Street. Orange Avenue from Yale Street to Alden Avenue. Parramore Avenue from Robinson Street to Jefferson Street. 4

13 All streets within the AC-3At district. Amelia Street. Central Boulevard from Garland Avenue to Rosalind Avenue. Court Avenue. East Colonial Drive. E. Church Street from S. Orange Avenue to Rosalind Avenue. East Princeton Street East Washington Street. Edgewater Drive. Garland Avenue between Church Street and Central Boulevard. Jackson Street from Orange Avenue to Rosalind Avenue. Jefferson Street from Garland Avenue to Palmetto Avenue. Livingston Street from Garland Avenue to Rosalind Avenue. Magnolia Avenue from Amelia Street to South Street. Mills Avenue. North Orange Avenue. Palmetto Avenue. Parramore Avenue. Pine Street from Garland Avenue to Rosalind Avenue. Robinson Street from Garland Avenue to Rosalind Avenue. Robinson Street from Glenwood Avenue to N. Primrose Drive. State Lane. South Orange Avenue. Wall Street. West Church Street. West Central Boulevard. West Par Street. West Princeton Street. 5

14 West Smith Street. (b) Town Streets. All streets not designated Main Streets shall be designated Town Streets. The setback for lots adjacent to town Streets shall be a maximum of 15 feet subject to (c) below. (c) Building Setbacks. For new construction, substantial enlargement or substantial improvements, a minimum of 70% of the front building wall shall meet the maximum, setback. Porches, colonnades, marquees, overhangs or similar overhead structures parallel to the street may be counted toward the 70% front building wall at the required setback. Commented [MTR5]: Moved to section Sec Building OrientationStandards. Upon substantial enlargement, substantial improvement or new construction, all principal structures shall be oriented toward the street by incorporating the following into the building frontage that faces that street: (a) Building Setbacks. For new construction, substantial enlargement or substantial improvements, a minimum of 70% of the front building wall shall meet the maximum setback. Porches, colonnades, marquees, overhangs or similar overhead structures parallel to the street may be counted toward the 70% front building wall at the required setback, but not more than 20% of the required 70%. (b) Building Frontage. i. Determining frontage. 1. The primary frontage is the narrow side of a corner lot. 2. The secondary frontage is the long side of a corner lot. 3. Other frontages. If a property is fronting three streets, the primary frontage shall be the narrow side of the lot facing an arterial street (if one is present) and the secondary street shall be the long side of the lot. The third street frontage shall also be a secondary street with street side setbacks, however, the third street frontage shall be exempt from the maximum setback. 4. In cases of uncertainty, such as when a secondary frontage faces a main street the Zoning Official can consider an alternative standard. ii. The building must account for 60% of the lot frontage on the primary street frontage. If there is more than one street frontage, this requirement only applies to one of the frontages. iii. At least one public entrance of all principal structures shall be oriented toward either the Main or Town Street. Vehicular openings such as those for garages and carports shall not constitute a public entrances. iv. The ground floor building wall facing the street(s) shall contain a minimum of 1530% of transparent materials, located between 3 and 7 feet measured from ground level, and 15% of transparent materials on the secondary frontage, located between 3 and 7 feet measured from ground level; unless otherwise approved by the Zoning Official. Transparency minimums are not required on any third or fourth frontage. Reflective glass and glass block are not permitted Commented [MTR6]: Consolidation, moved from and

15 as transparent materials. Transparent materials on walls not parallel or approximately parallel to the street and on doors shall not be counted toward the minimum transparency requirement. (c) Building Design & Materials. i. No one particular style is dictated over another; however, architecture should be authentic to the style employed. ii. Buildings must provide a base, middle, and top pattern with materials finished and wrapped on all facades. Materials must be durable and wrapped on all facades. The base must be constructed out of materials, such as brick, stone, pre-cast material, or similar, not stucco or EIFS. Sec Reserved. Sec Streetwall and Vehicular Use Areas Commented [MTR7]: Moved from Purpose. The purpose of the streetwall is to complete the continuation of building walls along a street. A streetwall is not to be used in lieu of meeting the maximum setback requirements from streets. Upon substantial enlargement, substantial improvement or new construction for principal buildings the following standards shall apply; which are located within the required maximum setback from a street, if the side yard setback is greater than 0, a streetwall shall extend from the principal building facade along that portion of the frontage line that is not devoted to vehicular or pedestrian access. (a) Vehicular use areas must be screened by a streetwall. Breaks may be permitted in the streetwall to provide pedestrian access to the site and for the purpose of tree protection. (b) Parking facilities shall be permitted at the rear or interior side of the principal structure. Commented [MTR8]: Moved from Commented [MTR9]: Moved from (c) All standards of Chapter 58 (Fences and Walls) shall apply except as follows: i. Chain link and wood fences shall be prohibited. ii. The streetwall shall be a minimum of 3 and a maximum of 5 in height. Walls greater than 3 in height above grade shall be no more than 50% solid. iii. The streetwall shall be located within the required maximum setback from a street. iv. A streetwall shall not be required along the recessed part of a building which has at least 70% of the front wall meeting the required maximum setback from a Main or Town Street. Sec Outdoor Eating Areas for Restaurants. The Zoning Official may increase the maximum setback from Main or Town Streets to not more than 20 feet for eating and drinking establishments to accommodate outdoor eating areas in the front yard. A streetwall, when provided for restaurant outdoor eating areas located between the 7

16 principal building and the street, shall conform to the standards of Chapter 58 (Fences and Walls) and Chapter 62. Sec Reserved Vehicular Use Areas. Commented [MTR10]: Combined with street wall section Upon substantial enlargement, substantial improvement or new construction, the following standards shall apply: (a) Parking facilities shall be permitted only to the rear of the principal structure, except for large-scale retailers. (b) A streetwall shall be required along the street perimeter of surface parking lots. The streetwall shall be in lieu of the requirements of Chapter 60 (Perimeter Parking Lot Landscaping) for landscaping adjacent to street right-of-way. Breaks may be permitted in the streetwall to provide pedestrian access to the site and for the purpose of tree protection. Commented [MTR11]: Moved above to Commented [MTR12]: Deleted, redundant. Commented [MTR13]: Moved to Sec Pedestrian-Related Design Features. Direct pedestrian access shall be provided from the principal entrance of the building to the sidewalk on the closest public right-of-way. Pedestrian access shall be provided from the rear parking facilities to the ground floor uses, either through rear building entrances, pedestrian ways along the perimeter of buildings, or by pedestrian throughways which connect the rear parking lots to the sidewalks along the front lot linefront Street. Pedestrian throughways may be exterior and located between buildings or may be incorporated into the interior design of a structure. Pedestrian throughways shall be a minimum of 5 feet wide. Commented [MTR14]: Clarification. For through lots, each lot shall have pedestrian access to both rights-of-way. Sec Reserved Automotive Service Stations. The building must meet the maximum street setbacks. The fuel pump canopy does not count as part of the building for the purposes of determining building frontage, FAR and maximum setbacks. a. The gas pumps must be located to the side or rear of the building. b. A maximum of 4 fuel positions (may be dual sided for a total of 8 fueling pumps) per gas station is allowed. c. Only one curbcut per street frontage is allowed. d. The fuel canopy must have similar architecture to the building. The fuel canopy must meet the minimum building setbacks and is exempt from the maximum setbacks. e. No more than one gas station is allowed per block face. f. Appearance review by a Determination application is required for all auto service stations. Commented [MTR15]: Moved from Section , was only for AC districts. Commented [MTR16]: ITE term ties to transportation impact fee calculation. Sec Reserved Drive-in Facilities. 8

17 For all lots, the take-out windows shall be located on side or rear of building. Midblock Sites. a. Drive-in curbcuts and driveways shall be a maximum width of 12 feet for one-way with exit to rear access drive except where the block face across the street is zoned as a residential zoning district. In such cases, two-way access to the frontage street with no rear access shall be permitted, with a maximum driveway width of 24 feet. Corner Sites. a. Drive-in curbcuts and driveways shall be a maximum width of 12 feet one way in. b. Parking shall be accessed only via a side street/shared access drive. c. Take-out windows shall not face the street side. Commented [MTR17]: Moved from , was for AC districts only. Sec Reserved Sec Temporary Vacant Lots. Lots vacant for a period of more than six (6) months shall install either a CPTED style wall, fence, or a series of bollards along the perimeter of the site and restore the area to a sodded state. a wall, solid fence, berm or hedge along any adjacent public street or walk. Height of the wall, fence, berm or hedge shall be a minimum of three (3) feet and a maximum of five (5) feet above grade. Traditional City, Design Standards in Activity Center Districts The following standards shall apply to all uses except one and two family dwellings in activity center districts in the Traditional City. Commented [MTR18]: Moved to Section Sec Building Orientation. Building Orientation. Upon substantial enlargement, substantial improvement or new construction, all principal structures shall be oriented toward the street lot by incorporating the following into the building frontage that faces that street: (a) At least one public entrance of all principal structures shall be oriented towards either the Main or Town street. Vehicular openings such as those for garages and carports shall not constitute public entrances. (b) The ground floor building wall facing the street shall contain a minimum of 15% of transparent materials, located between 3 and 7 feet measured from ground level. Reflective glass and glass block are not permitted as transparent materials. Transparent materials on walls not parallel or approximately parallel to the street and on doors shall not be counted toward the minimum transparency requirement. Commented [MTR19]: Deleted, covered in Section

18 Sec Designation of Streets in AC-t Activity Center Districts and Streetwall Requirements. DESIGNATION OF STREETS Purpose. Development in Traditional City activity center districts shall be pedestrian oriented with buildings close to and oriented to the street and vehicular use areas located to the side or rear of buildings. Certain design standards in this section apply only to the parts of a building oriented toward a street. All streets in these districts are designated either Main Streets or Town Streets. (a) Main Streets. The following list of streets shall be designated as Main Streets. The setback for lots adjacent to Main Streets shall be a maximum of 5 feet subject to (c) below, except for Large-Scale Retailers on sites with a minimum of 2 contiguous acres, a maximum of 3.5 contiguous acres, and up to 300 linear feet of street frontage which shall have no required maximum setback. DESIGNATED AC-t MAIN STREETS Amelia Street from Garland Avenue to Rosalind Avenue. Commented [MTR20]: Moved to Section II Commented [MTR21]: Moved to Section II Central Boulevard from Garland Avenue to Rosalind Avenue. Church Street from Terry Avenue to Rosalind Avenue. Colonial Drive from Hyer Avenue to Shine Avenue. Court Avenue. Commented [MTR22]: Moved to Section II Edgewater Drive from Bryn Mawr Street to Harvard Street. Garland Avenue between Church Street and Central Boulevard. Jackson Street from Orange Avenue to Rosalind Avenue. Jefferson Street from Garland Avenue to Palmetto Avenue. Livingston Street from Garland Avenue to Rosalind Avenue. Magnolia Avenue from Amelia Street to South Street. Commented [MTR23]: Moved to Section II Mills Avenue from Park Lake Street to Concord Street. Orange Avenue from Princeton Street to Yale Street. Orange Avenue from Amelia Street to South Street. Palmetto Avenue. Commented [MTR24]: Moved to Section II Parramore Avenue from Church Street to Anderson Street. Pine Street from Garland Avenue to Rosalind Avenue. 10

19 Robinson Street from Garland Avenue to Rosalind Avenue. Robinson Street from Glenwood Avenue to Graham Avenue. Commented [MTR25]: Moved to Section II South Street from Bryan Avenue to Rosalind Avenue. State Lane. Wall Street. Commented [MTR26]: Moved to Section II Washington Street from Garland Avenue to Rosalind Avenue. Washington Street from Summerlin Avenue to Hyer Avenue. (b) Town Streets. All streets not designated Main Streets shall be designated Town Streets. The setback for lots adjacent to Town Streets shall be a maximum of 15 feet subject to (c) below, except for Large-Scale Retailers on sites with a minimum of 2 contiguous acres, a maximum of 3.5 contiguous acres, and up to 300 linear feet of street frontage which shall have no maximum setback requirements. (c) Building Setbacks. For new construction, substantial enlargement or substantial improvements, a minimum of 70% of the front building wall shall meet the maximum setback. Porches, colonnades, marquees, overhangs or similar overhead structures parallel to the street may be counted toward the 70% front building wall at the required setback. Streetwall. The purpose of the streetwall is to complete the continuation of building walls along a street. A streetwall is not to be used in lieu of meeting the maximum setback requirements from streets. Commented [MTR27]: Deleted. Redundant. Commented [MTR28]: Moved to Section a. Upon substantial enlargement, substantial improvement or new construction for principal buildings which are located within the required maximum setback from a street, if the side yard setback is greater than 0, a streetwall shall extend from the principal building facade and extend along that portion of the frontage line that is not devoted to vehicular or pedestrian access. All standards of Chapter 58 (Fences and Walls) shall apply except as follows: (a) Chain link and wood fences shall be prohibited. (b) The streetwall shall be a minimum of 3 and a maximum of 5 in height. Walls greater than 3 in height above grade shall be no more than 50% solid. (c) The streetwall shall be located within the required maximum setback from a street. (d) A streetwall shall not be required along the recessed part of a building which has at least 70% of the front wall meeting the required maximum setback from a Main or Town Street. Upon substantial enlargement, substantial improvement or new construction for principal buildings which front on major thoroughfares and that exceed the required maximum front yard setback, a wall shall be constructed between the principal building and the front lot lines along that portion of the frontage line that is not devoted to vehicular or 11

20 pedestrian access. All standards of Chapter 58 (Fences and Walls) shall apply except as follows: (a) Chain link and wood fences shall be prohibited. (b) The wall shall be a minimum of 3 and a maximum of 5 in height. Walls greater than 3 in height above grade shall be no more than 50% solid. (c) The wall shall be located within the required maximum front yard setback. Commented [MTR29]: Combined with streetwall section Front Yard Setbacks. The required front yard setback for lots fronting on the following roads within activity centers in the Traditional City shall be a minimum of 0 ft. and a maximum of 5 ft.: West Central Boulevard. Parramore Avenue. All streets within the AC-3At district. Mills Avenue. North Orange Avenue. Edgewater Drive. Smith Street. West Church Street. South Orange Avenue. East Colonial Drive. East Washington Street. West Par Street. Princeton Street. Preston Street. ft. The minimum front yard setback on all other streets within the Activity Centers shall be 0 Sec Outdoor Eating Areas for Restaurants. The Zoning Official may increase the maximum setback from Main or Town streets to not more than 20 feet for eating and drinking establishments to accommodate outdoor eating areas in the front yard. A streetwall, when provided for restaurant outdoor eating areas located between the principal building and the street, shall conform to the standards of Chapter 58 (Fences and Walls) and Chapter 62. Commented [MTR30]: Moved to Section a, main street section. Commented [MTR31]: Deleted. This is covered in the zoning tables. Commented [MTR32]: Redundant, Section

21 Sec Vehicular Use Areas. Upon substantial enlargement, substantial improvement or new construction, the following standards shall apply: (a) Parking facilities shall be permitted only to the rear or side of the principal structure except for large-scale retailers. (b) A streetwall shall be required along the street perimeter of surface parking lots. The streetwall shall be in lieu of the requirements of Chapter 60 (Perimeter Parking Lot Landscaping) for landscaping adjacent to the right-of-way. Breaks may be permitted in the streetwall to provide pedestrian access to the site and for the purpose of tree protection. Commented [MTR33]: Redundant with Section Sec Pedestrian-Related Design Features. Direct pedestrian access shall be provided from the principal entrance of the building to the sidewalk on the closest public right-of-way. Pedestrian access shall be provided from the rear parking facilities to the ground floor uses, either through rear building entrances, pedestrian ways along the perimeter of buildings, or by pedestrian throughways which connect the rear parking lots to the sidewalks along the front lot line. Pedestrian throughways may be exterior and located between buildings or may be incorporated into the interior design of a structure. Pedestrian throughways shall be a minimum of 5 feet wide. For through lots, each lot shall have pedestrian access to both rights-of-way. Commented [MTR34]: Redundant with Section Sec Parking Lot Landscaping. A wall shall be required along the street perimeter of surface parking lots which front on a major thoroughfare. All standards of Chapter 58 (Fences and Walls) shall apply except as follows: (a) The wall shall be a minimum of 3 feet and a maximum of 5 feet in height. (b) Walls greater than 3 feet in height above grade shall be no more than 50% solid. (c) For structures which front on a thoroughfare street a wall shall be constructed with a minimum setback of 0 feet and a maximum setback of 5 feet from the property line. (d) Chain link and wooden fences shall be prohibited. (e) The wall shall be in lieu of the requirements of Chapter 61 for landscaping adjacent to street right-of-way. Sec Auto Service Stations. (a) The front yard setback for the building facade or edge of fuel pump canopy shall be a minimum 0 feet and a maximum 5 feet. (b) There shall be no maximum side yard setback. Commented [MTR35]: Deleted, covered by street wall section Commented [MTR36]: Moved to Section Commented [MTR37]: Deleted. Covered in Section for setbacks

22 (c) For properties that front on a major thoroughfare, a wall shall be required between vehicular use areas and the adjacent right-of-way. All standards of Chapter 58 (Fences and Walls) shall apply except as follows: 1. Chain link and wood fences shall be prohibited. 2. The wall shall be built within 0 3 feet of right-of-way. 3. The wall shall be 3 feet in height above grade except as provided in Chapter 61(Street Corner Visibility). 4. The wall shall be in lieu of the requirements of Chapter 61 for landscaping adjacent to street right-of-way. Commented [MTR38]: Moved to Section Sec Drive-in Facilities. Midblock Sites. (a) There shall be a maximum 5 feet front yard setback. (b) Drive-in curbcuts and driveways shall be a maximum width of 12 feet for one-way with exit to rear access drive except where the block face across the street is zoned as a residential zoning district. In such cases, two-way access to the frontage street with no rear access shall be permitted, with a maximum driveway width of 24 feet. (c) Take-out windows shall be located on side or rear of building. Commented [MTR39]: Moved to Section Commented [MTR40]: Moved to Section Corner Sites. (a) There shall be a maximum 5 feet front yard setback. (b) Drive-in curbcuts and driveways shall be a maximum width of 12 feet one way in. (c) Take-out windows shall be located on side or rear of building. (d) Parking shall be accessed only via a side street/shared access drive. Commented [MTR41]: Moved to Section Commented [MTR42]: Moved to Section Sec Parking as a Principal Use. (a) Parking as a principal use shall be a conditional use. (b) Parking as a principal use shall be located no closer than a 1760 feet radius from any other principal use parking. Commented [MTR43]: Deleted. Covered in the zoning tables Commented [MTR44]: Moved to zoning tables Sec Outdoor Recreation. Outdoor recreation shall be a prohibited use in Traditional City AC districts. Sec Temporary Vacant Lots. Lots vacant for a period of more than six (6) months shall install a wall, solid fence, berm or hedge along any adjacent public street or walk. Height of the wall, fence, berm or hedge shall be a minimum of three (3) feet and a maximum of five (5) feet above grade. Commented [MTR45]: Deleted. Covered in the zoning tables Commented [MTR46]: Redundant Section

23 Chapter 62 HISTORIC PRESERVATION AND ARCHITECTURAL DESIGN Part 8. - DESIGN REQUIREMENTS FOR TRADITIONAL CITY INDUSTRIAL DISTRICTS Purpose. The purpose of the design standards is to ensure buildings built in any industrial district adds to community character. Key areas of opportunity for attaining quality design in industrial projects include: minimizing and screening loading areas and outdoor storage. These standards shall apply to all industrial districts within the Traditional City. This shall apply to new construction, substantial enlargements and substantial improvements Building Design Standards for Industrial Buildings in Traditional City (a) One pedestrian entrance must face a right of way. (b) Buildings shall provide a base, middle, and top expressed with materials finished and wrapped on all facades facing a right of way. (c) Not more than 60 linear feet of the principal building façade(s) shall be unarticulated by architectural details. Such details may include windows, canopies, awnings, changes in parapet height, material changes, projections, recesses, or similar features. (d) Walls and/or fences adjacent to the right of way must provide a minimum of 3 feet landscape buffer, which may be planted with, climbing vines, hedges, or similar living plant material. (e) Materials such as chain link or barbed wire fences are strongly discouraged along street frontages. (f) Loading facilities shall not be visible from the ROW unless property screened and authorized by the Zoning Official Building Design Standards for Office and Other Non-Industrial Uses in Traditional City (a) Office and other non-industrial uses located in an industrial district, upon substantial enlargement, substantial improvement or new construction, must comply with section for building design standards. 15

P ERSONAL STORAGE C ONDITIONAL USE STANDARDS L AND DEVELOMPENT CODE AMENDMENT

April 18, 2017 Staff Report to the Municipal Planning Board LDC2017-00149 I TEM #7 P ERSONAL STORAGE C ONDITIONAL USE STANDARDS L AND DEVELOMPENT CODE AMENDMENT S UMMARY Owner N/A Applicant City of Orlando