Downtown District LDRs as adopted REVISION: 04-30-15 Sec. 101-3. Definitions. Building Mass. The three-dimensional bulk of a building: height, width, and depth. Impervious surface. Any surface or material which prevents the absorption of water into soil, including buildings, structures, and pavement. Any hard-surfaced, man-made area that does not readily absorb or retain water, including but not limited to building roofs, parking and driveway areas, sidewalks, and paved recreation areas. Sec. 104-35. - Downtown District (DTD) zoning district. The purpose of this zoning district is to provide for the vitality of downtown Panama City as a safe walkable community of business, residential, commercial, cultural, government, public institutional, light industrial, and entertainment uses, including public green spaces and recreational access to the waterfront, while protecting the environment and enhancing the quality of life. To encourage and promote economic growth and redevelopment downtown, higher residential density and non-residential intensities may be achievable within the Downtown District through development incentives. (a) (b) Development on parcels designated as Downtown District (DTD) on the zoning map shall: (1) Have a density no greater than of 30 dwelling units per acre. If the the a project uses utilizes the followinfollowing incentives as defined in Section (e), then the maximum density may will allow up to 60 dwelling units per acre:. (i) (ii) (iii) (iv) (v) (vi) Water projects that provide dedicated public access to the bay. Waterfront projects that dedicate a public easement parallel to the bay. Projects that include the rehabilitation and reuse of historic structures. Projects that contribute to a network of parks and green space. Projects that utilize "green" or sustainable technology or development practices as part of the construction process or site design. Projects that offer more than 25 percent of the total project dwelling units as affordable or workforce housing. (2) Confine ground and building lighting to the property without causing direct light to protrude on adjacent properties. (3) Provide off-street parking as specified in chapter 105, article V. (4) Be given credit for existing impervious surface; provided the new development is built over the existing impervious surface. However, new development exceeding these areas or building in a different location on the property will be subject to the city's stormwater requirements. (5) Restrict residential dwelling units from occurring on the ground floor of any development directly facing or located on Harrison Avenue. The ground floor shall be devoted exclusively to commercial, retail or office uses. (6) Maintain and promote the historic architectural character. New construction shall utilize historic design elements that are complimentary to the original historic character. Renovations to existing buildings shall try to retain historic elements and/or add historic elements in keeping with the original historic look and character of Downtown. The following bulk regulations shall apply to property zoned as DTD: (1) No structure or any part thereof shall exceed a vertical height of 120 feet from the preconstruction ground elevation of the site, plus 25 feet for roof and mechanical, provided that the ground elevation is above the base flood elevation as determined by a Florida registered land surveyor. Where the site has various elevations, the height as structured shall be measured from the base flood elevation of the site or the averaged site elevation, whichever is greater. (2) The height limitation of 120 feet may be exceeded if certain building and construction criteria are met recommended by the board of architects and approved by the city commission. Under no Page 1
REVISION: 04-30-15 (c) (d) circumstances shall the height of the structure exceed 150 feet from the ground floor to the ceiling of the highest habitable unit, plus 25 feet for roof and mechanical appliances. (3) Height enhancement criteria shall include the following: (i) Three feet of height for every foot of additional side lot setback. (ii) Not to exceed ten feet of height for each public access lane having a minimum width of ten feet to the estuary, if applicable, plus five feet of height, if maintained by the developer and its successors in perpetuity. (iii) Five feet of height for appropriate use of low water demand plants in all required buffer or landscaped areas. (iv) Five feet of height for the use of drip irrigation or other low water use methods, i.e., wastewater or gray water irrigation. (v) Ten feet of height for projects designed so as to provide a varied skyline to provide for light and wind dynamics on adjacent properties and natural systems. (vi) Not to exceed ten feet of height based on a combination of unusual and unique architectural features such as shoulder buildings below the maximum allowable height, public amenities associated with grounds or structures having public accessibility. (vii) Not to exceed ten feet of height based on a combination of the following: (a) Donation of environmentally sensitive lands to the city, subject to a conservation easement in perpetuity; (b) Donation of land known as archeological or historic value to the city, subject to a conservation easement in perpetuity; (c) Dedication of public space; and (d) Public landscaping and maintenance offsite and saving champion or heritage trees or green area dedication to the public. (4) The impervious surface ratio shall be no greater than 1.0 of the total parcel area. (5) The floor area ratio (FAR) shall not exceed 52.0 and shall only apply to nonresidential uses.. If a project utilizes the incentives referenced above, then a floor area ratio of 5.0 may be achieved. (6) Minimum setbacks shall be: Zero feet from the front parcel line. Zero feet from the rear parcel line. Zero feet from the side parcel lines. The following uses are allowed in the DTD zoning district, unless otherwise specifically prohibited in Section (d): (1) All uses allowable in the GC-1, GC-2, R-1, R-2, MU-1, MU-2, MU-3, UR-1, UR-2, LI, PI, and REC zoning districts. Additionally, projects which exceed three stories (or 30 feet) in height shall require a level 3 review. The following uses are prohibited in the DTD zoning district: (i) (ii) (iii) (iv) (v) (vi) Sale of mobile /manufactured homes; Perpetual yard sales, or similar sales; Any business commonly known as check cashing, or any business which, as a material part of its services, provides future employment wages or other compensation (often known as payday loans, or payday advances ); Pawnshops, as defined by section 648.25(1), Florida Statutes; Bail bond agencies, as defined by section 648.25(1), Florida Statutes; Palm readers, fortune tellers, tarot card readers, psychics, and similar businesses; Page 2
REVISION: 04-30-15 (vii) Bottle clubs; (viii) Any business which, as a material part of its services, provides loans secured by vehicle titles (often known as "car title loans"); (ix) Impound yards; automobile wrecking; recycling or salvage yards; and similar uses; (x) Recreational vehicle sales, storage or repair; (xi) Car wash facilities; (xii) Mobile home parks; (xiii) Heavy equipment sales, service, and storage; (xiv) Self-Service Storage Facilities; (xv) Adult entertainment; (xvi) Manufacturing of chemical products; (xvii) Contractor storage or salvage yard; (xviii) Towing service; (xix) Window tinting; (xx) Funeral Homes including crematoriums; (xxi) Automobile Sales; (xxii) Lumberyards; and (xxiii) Abandoned railroad cars, P.O.D.s, or portable storage units. (e) All projects within the DTD District which include a change to a higher intensity and or density use will be subject to a level 3 review before the Planning Board and City Commission. This determination shall be made by the director at his or her discretion. Additionally, projects which exceed three stories (or 30 feet) in height shall require a Level 3 review. (Ord. No. 2440, 1(Exh. A), 1-10-2012) Sec. 104-69. Tourist Corridor Overlay District (TOC) Standards (a) (b) (c) (d) Purpose. The purpose of the Tourist Corridor Overlay District (TOC) is to promote the general health, safety and welfare of the community; to create a sense of place that is aesthetically appealing for those traveling through the City; to encourage innovative development projects that set standards for landscaping, community design and aesthetics; to establish consistent and harmonious design standards for public improvements and private property development along Highway 98 and parts of Harrison Avenue so as to unify the distinctive visual quality of the Corridor. District Defined. The TOC District applies to land parcels of record within the City having frontage along U.S. Highway 98 (also known as 15th Street) from the Bay Line Railroad Tracks at Port Panama City to Highway 77; then along Harrison Avenue from Highway 98 south to 8 th Street. Entryways: 1) At least one public entrance shall be located facing Highway 98 or Harrison Avenue and connected by a pedestrian sidewalk. Such entrance may be to tenant spaces other than the primary tenant. Facades: 1) To improve the view from Highway 98 or Harrison Avenue, large undifferentiated wall planes shall be avoided. 2) Building facades visible from Highway 98 or Harrison Avenue shall be articulated with recesses and projections. See Attached Figure 104A. Recesses and projections shall be a minimum of six inches (6 ) in depth and a minimum of three (3) feet long within each 100 feet of facade length. Page 3
St. Andrews Downtown District Standards as adopted
LDRS with Incentives as proposed by City Consultant NOT ADOPTED Sec. 104-35. - Downtown District (DTD) zoning district. The purpose of this zoning district is to provide for the vitality of downtown Panama City as a safe walkable community of business, residential, commercial, cultural, government, public institutional, light industrial, and entertainment uses, including public green spaces and recreational access to the waterfront, while protecting the environment and enhancing the quality of life. To encourage and promote economic growth and redevelopment downtown, higher residential density and non-residential intensities may be achievable within the Downtown District through development incentives. (a) Development on parcels designated as Downtown District (DTD) on the zoning map shall: (1) Have a density no greater than 30 dwelling units per acre. If the a project utilizes the following incentives as defined in Section (e), then the maximum density may allow up to 60 dwelling units per acre. (2) Confine ground and building lighting to the property without causing direct light to protrude on adjacent properties. (3) Provide off-street parking as specified in chapter 105, article V. (4) Be given credit for existing impervious surface; provided the new development is built over the existing impervious surface. However, new development exceeding these areas or building in a different location on the property will be subject to the city's stormwater requirements. (5) Restrict residential dwelling units from occurring on the ground floor of any development directly facing or located on Harrison Avenue. The ground floor shall be devoted exclusively to commercial, retail or office uses. (6) Maintain and promote the historic architectural character. New construction shall utilize historic design elements that are complimentary to the original historic character. Renovations to existing buildings shall try to retain historic elements and/or add historic elements in keeping with the original historic look and character of Downtown. (b) The following bulk regulations shall apply to property zoned as DTD: (1) No structure or any part thereof shall exceed a vertical height of 120 feet from the preconstruction ground elevation of the site, plus 25 feet for roof and mechanical, provided that the ground elevation is above the base flood elevation as determined by a Florida registered land surveyor. Where the site has various elevations, the height as structured shall be measured from the base flood elevation of the site or the averaged site elevation, whichever is greater. (2) The height limitation of 120 feet may be exceeded if certain building and construction criteria are met and approved by the city commission. Under no circumstances shall the height of the structure exceed 150 feet from the ground floor to the ceiling of the highest habitable unit, plus 25 feet for roof and mechanical appliances. (3) Height enhancement criteria shall include the following: (i) (ii) Three feet of height for every foot of additional side lot setback. Not to exceed ten feet of height for each public access lane having a minimum width of ten feet to the estuary, if applicable, plus five feet of height, if maintained by the developer and its successors in perpetuity. (iii) Five feet of height for appropriate use of low water demand plants in all required buffer or landscaped areas. (iv) Five feet of height for the use of drip irrigation or other low water use methods, i.e., wastewater or gray water irrigation. (v) Ten feet of height for projects designed so as to provide a varied skyline to provide for light and wind dynamics on adjacent properties and natural systems. (vi) Not to exceed ten feet of height based on a combination of unusual and unique architectural features such as shoulder buildings below the maximum allowable height, public amenities associated with grounds or structures having public accessibility. (vii) Not to exceed ten feet of height based on a combination of the following: Page 1
LDRS with Incentives as proposed by City Consultant NOT ADOPTED (a) Donation of environmentally sensitive lands to the city, subject to a conservation easement in perpetuity; (b) Donation of land known as archeological or historic value to the city, subject to a conservation easement in perpetuity; (c) Dedication of public space; and (d) Public landscaping and maintenance offsite and saving champion or heritage trees or green area dedication to the public. (4) The impervious surface ratio shall be no greater than 1.0 of the total parcel area. (5) The floor area ratio (FAR) shall not exceed 2.0 and shall only apply to nonresidential uses. If a project utilizes the incentives as defined in Section (e), then a floor area ratio of 5.0 may be achieved. (6) Minimum setbacks shall be: Zero feet from the front parcel line. Zero feet from the rear parcel line. Zero feet from the side parcel lines. (c) The following uses are allowed in the DTD zoning district, unless otherwise specifically prohibited in Section (d): (1) All uses allowable in the GC-1, GC-2, R-1, R-2, MU-1, MU-2, MU-3, UR-1, UR-2, LI, PI, and REC zoning districts. (d) The following uses are prohibited in the DTD zoning district: (i) (ii) (iii) (iv) (v) (vi) (vii) Sale of mobile /manufactured homes; Perpetual yard sales, or similar sales; Any business commonly known as check cashing, or any business which, as a material part of its services, provides future employment wages or other compensation (often known as payday loans, or payday advances ); Pawnshops, as defined by section 648.25(1), Florida Statutes; Bail bond agencies, as defined by section 648.25(1), Florida Statutes; Palm readers, fortune tellers, tarot card readers, psychics, and similar businesses; Bottle clubs; (viii) Any business which, as a material part of its services, provides loans secured by vehicle titles (often known (ix) (x) (xi) (xii) as "car title loans"); Impound yards; automobile wrecking; recycling or salvage yards; and similar uses; Recreational vehicle sales, storage or repair; Car wash facilities; Mobile home parks; (xiii) Heavy equipment sales, service, and storage; (xiv) Self-Service Storage Facilities; (xv) Adult entertainment; (xvi) Manufacturing of chemical products; (xvii) Contractor storage or salvage yard; (xviii) Towing service; (xix) Window tinting; (xx) Funeral Homes including crematoriums; Page 2
LDRS with Incentives as proposed by City Consultant NOT ADOPTED (xxi) Automobile Sales; (xxii) Lumberyards; and (xxiii) Abandoned railroad cars, P.O.D.s, or portable storage units. (e) Density and intensity increases may be granted within the Downtown District in order to encourage and promote economic growth and redevelopment downtown. The density and intensity increases, as described in items i through vi below, may be awarded to a proposed development meeting any of the following development incentives: (i) Rehabilitation or reuse of an existing historic structure or incorporating historic character through architecture design for new construction utilizing design elements that are complimentary to the original historic downtown character. Density increase of 8 dwellings per acre. FAR increase of 0.75. (ii) Maintain or provide dedicated public access to the bay or dedicated public easements along the shoreline. The dedicated public access or easement shall be no less than 10 foot wide and shall be granted to the City through a legal recorded document. Density increase of 5 dwellings units per acre. FAR increase of 0.5. (iii) Contribute to a network of parks and green space or include within the development a public plaza, and/or courtyard. The park, green space, public plaza or courtyard shall be clearly defined and marked as a public space and be readily accessible to the public through an existing public right of way or easement. Density increase of 2 dwellings units per acre. FAR increase of 0.25. (iv) Provide for multi-use solutions for transportation with an emphasis on alternate transit modes and pedestrian access and walkability. Multi-use transportation solutions may include, but not be limited to the following: Participation in a transit pass program for employees, van pooling and/or ride sharing programs, pedestrian improvements, bus shelter/transit stop improvements, bicycle improvements, lighting improvements, street and pedestrian connectivity improvements, streetscape improvements, and other measures which increase mobility options for downtown and inter-modal connections as may be approved by the City Density increase of 5 dwellings units per acre. FAR increase of.5. (v) Commitment to a green design or sustainable technology for both site design and /or building. Green buildings are buildings that have been certified by a third party such as the U.S. Green Building Council or the Florida Green Building Coalition as fulfilling certain energy and environmental design requirements. Page 3
LDRS with Incentives as proposed by City Consultant NOT ADOPTED Density increase of 2 dwellings units per acre. FAR increase of 0.25. (vi) Projects that incorporate or provide for more than 25 percent of the total square footage of the building(s) for residential dwelling units. Density increase of 8 dwellings units per acre. FAR increase of 0.75. The highest achievable density increase is 30 additional dwelling units per acre for a project meeting and awarded, for items i through vi above. The maximum density cannot exceed a total of 60 dwellings per acre. The highest achievable intensity increase is a 3.0 Floor Area Ratio (FAR) for a project meeting and awarded, for items i through vi above. The maximum intensity cannot exceed a 5.0 FAR. An application must be made to the City that clearly; identifies the requested incentive(s), the total density and/or intensity increase being requested for the project, and specifically demonstrates how the proposed development meets the requested incentive(s). The City will evaluate each application for density and/ or intensity increase and will prepare a staff report with recommendations to the Planning Board and City Commission within 30 days of submittal. (f) All projects within the DTD District which include a change to a higher intensity and or density use will be subject to a level 3 review before the Planning Board and City Commission. This determination shall be made by the director at his or her discretion. Additionally, projects which exceed three stories (or 30 feet) in height shall require a Level 3 review. (Ord. No. 2440, 1(Exh. A), 1-10-2012) Page 4
FUTURE LAND USE ELEMENT Policy 1.1.1 9. Downtown District (DTD) (a) (b) Intent - This category is intended to promote the vitality of downtown Panama City as a safe community of business, residential, cultural, government and entertainment uses, including public green spaces and recreational access to the waterfront, while protecting the environment and enhancing the quality of life. Density - Maximum density shall be no more than 30 dwelling units per acre with incentives to allow up to 60 dwelling units per acre. Procedures and criteria for implementation of density incentives shall be contained in the Land Development Regulations. Density bonuses may be provided to any of the following initiatives: i. Waterfront projects that provide dedicated public access to the bay. ii. iii. iv. Waterfront projects that dedicate a public easement parallel to the bay. Projects that include the rehabilitation and reuse of historic structures. Projects that contribute to a network of parks and green space. v. Projects that utilize green or sustainable technology or development practices as part of the construction process or site design. vi. Projects that offer more than 25% of the total project as residential (dwelling units). (c) (d) (e) Intensity Standard - The floor area ratio shall not exceed 5.0, and shall only apply to non-residential uses. Impervious Surface Ratio Standard - up to 1.0 lot coverage Allowable Uses - Residential, commercial, public institutional (including cultural), recreational, and light industrial. To promote a functional mix of uses within Downtown, the City shall set a land use goal, measured on an overall or aggregate but not on a project by project basis, of minimums as follows. The percentage goals shall not be deemed a requirement to mix uses on a single parcel. City of Panama City 2035 Comprehensive Plan
Residential: 15% Commercial-Retail: 20% Commercial-Other: 10% Public/Institutional: 10% Recreational: 10% Light Industrial: 2% The City shall evaluate the mix of land uses as part of the City s Evaluation and Appraisal Report process for the Comprehensive Plan. City of Panama City 2035 Comprehensive Plan