HomeMy WebLinkAbout07-055
ORDINANCE NO. 07-055
AN ORDINANCE OF ST. LUCIE COUNTY, FLORIDA, ADOPTING INTERIM LAND
DEVELOPMENT REGULATIONS TO APPLY TO PROPERTY GENERALLY LOCATED IN
THE TOWNS VILLAGES AND COUNTRYSIDE (TVC) OVERLAY ZONE AND AS MORE
SPECIFICALLY DESCRIBED IN EXHIBIT A HERETO, WHICH REGULATIONS ARE
ATTACHED AS EXHIBIT B HERETO; PROVIDING FOR CODIFICATION; PROVIDING FOR
SEVERABILITY; AND PROVIDING FOR AN EFFECTIVE DATE AND TERMINATION.
WHEREAS, the St. Lucie County Board of County Commissioners (the "Board") has for
several years been in the preparation of comprehensive plan amendments ("amendments") to
implement the results of the North St. Lucie County Charrette, and transmitted the Towns
Villages and Countryside comprehensive plan amendments to the Florida Department of
Community Affairs on October 17,2005; and
WHEREAS, on January 13, 2006, the Florida Department of Community Affairs provided
Objections, Recommendations, and Comments regarding the proposed amendments; and
WHEREAS, the implementation of the aforesaid Charrette results and the
comprehensive plan amendments by the adoption of land development regulations shall serve
to further guide land use and development, so that the public health, welfare and safety is
protected and the aesthetic, and environmental resources of the County are further enhanced
and protected from impairment and suburban sprawl is avoided; and
WHEREAS, an important element of the County's growth management strategy includes
development and implementation of balanced land development regulations to manage the
emerging trend for extensive development activities arising within the northern part of the
County that is the subject of the North County Charrette Master Plan and the TVC Element; and
WHEREAS, the draft land development regulations that will implement the proposed
amendments were subject to a public workshop before the Board on February 7, 2006 and the
regulations for transfer of development rights as a component of the implementing regulations
were subject to a public workshop before the Board on March 7, 2006; and
WHEREAS, the Board adopted implementing ordinances in the form of land
development regulations (Ordinance 06-017) and regulations for transfer of development rights
(Ordinance 06-018) on May 30, 2006; and
WHEREAS, the TVC Element Comprehensive Plan amendments and the associated
implementing ordinances are pending effective based on the Department of Administrative
Hearing; and
WHEREAS, there is a need to develop interim land development regulations for the TVC
area that are consistent with the County's current comprehensive plan; and
ORDINANCE 07-055 ADOPTED 11.20.07.doc
11/26/2007
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WHEREAS, these Interim Land Development Regulations and Transferable
Development Rights implement standards for development consistent with TVC and the
effective St. Lucie County Comprehensive Plan;
NOW THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY
COMMISSIONERS OF ST. LUCIE COUNTY, FLORIDA, AS FOLLOWS:
Section 1. Recitals Adopted. Each of the above stated recitals is hereby adopted
and confirmed.
Section 2. Adoption of Towns, Villages and Countryside Interim Land
Development Regulations. The Board hereby adopts the Towns, Villages and Countryside
Interim Land Development Regulations, attached as Exhibit B hereto, as a part of the St. Lucie
County Land Development Code. These regulations shall apply to that property generally
located in the Towns, Villages and Countryside (TVC) Overlay Zone and as more specifically
depicted in the cross hatched area of Exhibit A attached hereto.
Section 3. Severability. The provisions of this Ordinance are declared to be
severable and if any section, sentence, clause or phrase of this Ordinance shall for any reason
be held to be invalid or unconstitutional, such decision shall not affect the validity of the
remaining sections, sentences, clauses, and phrases of this Ordinance but they shall remain in
effect, it being the legislative intent that this Ordinance shall stand notwithstanding the invalidity
of any part.
Section 4. Codification. It is the intention of the Board, and it is hereby ordained that
the provisions of this Ordinance shall become and be made a part of the Land Development
Code of St. Lucie County, Florida, and that the sections of the Land Development Regulations
as set forth on Exhibit B may be renumbered or re-Iettered to accomplish such intentions.
Section 5. Effective Date and Repeal. This Ordinance shall be effective upon filing
with the Department of State. This ordinance shall automatically stand repealed on the same
date on which the Towns, Villages and Countryside Comprehensive Plan amendments shall
become effective in accordance with Chapter 163, Part II, Florida Statutes, on which date
Ordinance 06-017, as corrected by Ordinance 07-041, and Ordinance 06-018 will take effect
and replace the provisions of Ordinance 07-055. Applications for development orders under this
ordinance that are pending as of the effective date of Ordinances 06-017 and 06-018 may
continue to be reviewed and approved or denied by the County under the TVC Interim Land
Development Regulations for as long as the development orders are continued to be processed
in good faith, but no later than one year after Ordinances 06-017 and 06-018 become effective.
ORDINANCE 07-055 ADOPTED 11.20.07.doc
11/26/2007
After motion and second, on second hearing and adoption, the vote on this ordinance
was as follows:
Chairman Joseph E. Smith Aye
Vice Chairman Paula A. Lewis Aye
Commissioner Doug Coward Aye
Commissioner Charles Grande Aye
Commissioner Chris Craft Aye
PASSED AND DULY ADOPTED this 20th day of November, 2007
ATTEST:
BOARD OF COUNTY COMMISSIONERS
ST. LUCIE CO?mDA
ORDINANCE 07-055 ADOPTED 11.20.07.doc
11/26/2007
iii
EXHIBIT A
TOWNS, VILLAGES, AND COUNTRYSIDE
OVERLAY ZONE BOUNDARY
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LEGAL DESCRIPTION
A PARCEL OF LAND LYING IN SECTIONS 3, 4,5,8,9,10, 17, 19,20,21,22,23,26,27,28,
29, 30, 32, 33, 34, 35, AND 36, T-34-S, R-39-E, ST. LUCIE COUNTY, FLORIDA BEING MORE
PARTICULARLY DESCRIBED AS FOLLOWS:
BEGIN AT THE N.W. CORNER OF SECTION 5, T-34-S, R-39-E; THENCE SOUTH ALONG
THE WEST LINE OF SECTIONS 5,8, AND 17, T-34-S, R-39-E TO THE S.W. CORNER OF
THE N.W.1/4 OF SECTION 17, T-34-S, R-39E; THENCE WEST ALONG THE SOUTH LINE OF
THE N.E. % OF SECTION 18 T-34-S, R-39-E 1356.54' TO A POINT; THENCE SOUTH 76.00'
TO A POINT; THENCE WEST 1356.70' TO THE WEST LINE OF THE S.E.1/4 OF SECTION
18, T-34-S, R-39-E; THENCE SOUTH 456.63' TO A POINT; THENCE SOUTHWESTERLY
182.60' MORE OR LESS TO A POINT ON THE CENTERLINE OF THE FORT PIERCE FARMS
WATER CONTROL DISTRICT DIKE AS REFERENCED WITHIN ORB 287 AT PAGE 1830 OF
ORDINANCE 07-055 ADOPTED 11.20.07.doc
11/26/2007
iv
THE PUBLIC RECORDS OF ST. LUCIE COUNTY, FLORIDA; THENCE ALONG SAID
CENTERLINE THE FOLLOWING FOUR (4) CALLS;
1. THENCE SOUTH 1980.10' TO A POINT ON THE SOUTH LINE OF SECTION 18, T-34-
S, R-39-E;
2. THENCE SOUTH 2697.26' MORE OR LESS TO A POINT ON THE SOUTH LINE OF
THE N.W. % SECTION LINE OF SECTION 19, T-34-S, R-39-E;
3. THENCE SOUTHEAST 886.31' MORE OR LESS TO A POINT;
4. THENCE SOUTH 1946.51' TO A POINT ON THE SOUTH LINE OF SECTION 19, T-34-
S, R-39-E;
THENCE RUN WEST DEPARTING SAID CENTERLINE A DISTANCE OF 58' MORE OR LESS
TO THE N.W. CORNER OF THE EAST }'2 OF SECTION 30, T-34-S, R-39-E; THENCE SOUTH
ALONG THE WEST LINE OF SAID SECTION 30 TO THE NORTH RIGHT-OF-WAY LINE OF
SUNSHINE STATE PARKWAY; THENCE EAST AND SOUTH EAST ALONG THE NORTH
RIGHT-OF-WAY LINE OF SUNSHINE STATE PARKWAY TO A POINT ON THE NORTH
RIGHT-OF-WAY LINE OF SOUTH FLORIDA WATER MANAGEMENT DISTRICT CANAL
C-25; THENCE EAST ON THE NORTH RIGHT-OF-WAY LINE OF SAID C-25 CANAL TO A
POINT ALONG THE WEST RIGHT-OF-WAY LINE OF KEEN ROAD; THENCE NORTH
ALONG THE WEST RIGHT-OF-WAY LINE OF KEEN ROAD TO A POINT ON THE SOUTH
RIGHT-OF-WAY LINE OF ST. LUCIE BOULEVARD; THENCE WEST ALONG THE SOUTH
RIGHT-OF-WAY LINE OF ST. LUCIE BOULEVARD TO A POINT ON THE EAST RIGHT-OF-
WAY LINE OF KINGS HIGHWAY; THENCE NORTH ALONG THE EAST RIGHT-OF-WAY
LINE OF KINGS HIGHWAY TO A POINT ON THE NORTH LINE OF THE S.W.1/4 OF
SECTION 25, T-34-S,R-39-E; THENCE WEST ALONG SAID NORTH LINE OF THE S.W.1/4
OF SECTION 25 TO THE S.W. CORNER OF THE EAST}'2 OF THE N.E. % OF SECTION 26,
T-34-S, R-39-E; THENCE RUN NORTH ALONG THE WEST LINE OF THE EAST }'2 OF THE
NE % OF SECTION 26, T-34-S,R-39-E TO A POINT ON THE SOUTH LINE OF SECTION 14,
T-34-S, R-39-E; THENCE EAST ALONG THE SOUTH LINE OF SECTIONS 14 AND 13, T-34-
S, R-39-E TO THE S.E.CORNER OF THE S.W. % OF THE S.W. % OF SECTION 13, T-34-S,
R-39-E; THENCE NORTH ALONG THE EAST LINE OF THE S.W.1/4 OF THE S.W.1/4 OF
SECTION 13, T-34-S, R-39-E TO THE N.E. CORNER OF SAID S.W.1/4 OF THE S.W.1/4;
THENCE EAST TO A POINT ON THE EAST RIGHT-OF-WAY LINE OF TAYLOR DAIRY
ROAD;THENCE NORTH ALONG THE EAST RIGHT-OF-WAY LINE OF TAYLOR DAIRY
ROAD TO A POINT ON THE SOUTH RIGHT-OF-WAY LINE OF INDRIO ROAD; THENCE
WEST ON THE SOUTH RIGHT-OF-WAY LINE OF INDRIO ROAD TO A POINT ON THE
WEST LINE OF SECTION 14, T-34-S, R-39-E; THENCE NORTH ALONG THE WEST LINE OF
SECTIONS 14, 11, AND 2, T-34-S, R-39-E TO THE N. W. CORNER OF SECTION 2, T-34-S,
R-39-E; THENCE WEST ALONG THE NORTH LINE OF SECTIONS 3, 4, AND 5, T-34-S, R-
39-E TO THE N.W.CORNER OF SECTION 5, T-34-S, R-39-E AND THE POINT OF
BEGINNING.
ORDINANCE 07-055 ADOPTED 11.20.07.doc
11/26/2007
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EXHIBIT B
St. Lucie County, Florida
Towns, Villages and Countryside
Interim Land Development Regulations
TABLE OF CONTENTS
4.04.00 TVC - OVERLAY ZONE (TOWNS, VILLAGES, COUNTRYSIDE) 1
4.04.01 PURPOSE AND INTENT 1
4.04.02 ESSENTIAL TVC CONCEPTS 1
A. TVC OVERLAY ZONE 1
B. URBAN-TO-RURAL TRANSECT 2
C. URBAN SERVICE BOUNDARY 2
D. TRANSFERABLE DEVELOPMENT RIGHTS 3
4.04.03 OVERVIEW OF TVC APPROVAL PROCESSES 3
4.04.04 TVC SPECIFIC STANDARDS 4
A. APPLICABILITY OF TVC SPECIFIC STANDARDS 4
B. REGIONAL STREET NETWORK 4
C. AGRICULTURAL USES 5
D. RESIDENTIAL SUBDIVISIONS OUTSIDE THE URBAN SERVICE BOUNDARY 5
E. RESIDENTIAL SUBDIVISIONS INSIDE THE URBAN SERVICE BOUNDARY 6
F. STANDARDS FOR NEW RESIDENTIAL BUILDINGS 7
G. OTHER NON-RESIDENTIAL USES 7
4.04.05 TRANSFERABLE DEVELOPMENT RIGHTS 8
4.04.06 DEFINITIONS 24
4.04.07 PERFORMANCE MONITORING
3.00.01 ZONING DISTRICTS ESTABLISHED 31
3.01.03 ZONING DISTRICTS 32
EE. PTV (PLANNED TOWN OR VILLAGE) 32
1. PURPOSE 32
2. STANDARDS AND REQUIREMENTS 32
a. DESIGN CONCEPTS FOR TOWNS AND VILLAGES 32
b. OVERALL REQUIREMENTS FOR TOWNS AND VILLAGES 32
ORDINANCE 07-055 ADOPTED 11.20.07.doc
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c. TRANSECT ZONES GENERALLY
d. STANDARDS FOR EACH TRANSECT ZONE
e. LOT TYPES
f. BUILDING FORM AND PLACEMENT ON LOTS
g. DEVELOPMENT STANDARDS FOR LOTS
h. PERMITTED USES
i. ALLOWABLE STREET TYPES BY TRANSECT ZONE
j. STREETSCAPE STANDARDS BY TRANSECT ZONE
k. STREET NETWORK DESIGN
I. STREET CROSS-SECTIONS
m. OFF-STREET PARKING REGULATIONS
n. CIVIC SPACES AND CIVIC BUILDINGS
o. OPEN SPACE AND COUNTRYSIDE STANDARDS
p. REGIONAL FLOW WAY SYSTEM
q. WORKFORCE HOUSING
r. TARGETED INDUSTRIES
s. LANDSCAPING AND NATURAL FEATURES
t. SIGNS
3. APPROVAL PROCESS
4. PHASING OF TOWNS AND VILLAGES
FF. PCS (PLANNED COUNTRY SUBDIVISION)
1. PURPOSE
2. STANDARDS AND REQUIREMENTS
a. PERMITTED USES
b. SIZE
c. DENSITY
d. DIMENSIONAL REQUIREMENTS
e. REGIONAL FLOW WAY SYSTEM
f. COMPATIBILITY
g. STREET NETWORK
h. URBAN SERVICES
i. NATURAL FEATURES
j. OPEN SPACE STANDARDS
k. PHASING
33
34
41
41
53
55
58
59
60
61
69
70
71
77
81
82
82
83
83
85
88
88
88
88
88
88
88
89
89
89
89
89
89
89
ORDINANCE 07-055 ADOPTED 11.20.07.doc
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I. LIGHTING 90
m. SIGNS 90
3. APPROVAL PROCESS 90
GG. PRW (PLANNED RETAILIWORKPLACE) 91
1. PURPOSE 91
2. STANDARDS AND REQUIREMENTS 92
a. TRANSECT ZONES 92
b. TRANSECT ASSIGNMENT CONCEPTS 94
c. LOT TYPES 94
d. DEVELOPMENT STANDARDS FOR LOTS 98
e. PERMITTED USES 98
f. DENSITY 101
g. ALLOWABLE STREET TYPES BY TRANSECT ZONE 101
h. STREETSCAPE STANDARDS BY TRANSECT ZONE 102
i. STREET NETWORK DESIGN 103
j. OFF-STREET PARKING REGULATIONS 104
k. COMPATIBILITY 105
I. REGIONAL FLOWWA Y SYSTEM 106
m. LANDSCAPING AND NATURAL FEATURES 106
n. SIGNS 106
3. APPROVAL PROCESS 106
7.04.02 OPEN SPACE REQUIREMENTS 107
A. PURPOSE 107
B. GENERAL GUIDELINES 107
C. OPEN SPACE STANDARDS IN AGRICULTURAL AREAS 107
D. OPEN SPACE STANDARDS IN PLANNED UNIT DEVELOPMENTS 107
E. OPEN SPACE STANDARDS IN PLANNED NONRESIDENTIAL DEVELOPMENTS
107
107
107
107
F OPEN SPACE STANDARDS IN PLANNED MIXED USE DEVELOPMENTS
G. OPEN SPACE STANDARDS IN PLANNED TOWNS OR VILLAGES
H. OPEN SPACE STANDARDS IN PLANNED COUNTRY SUBDIVISIONS
ORDINANCE 07-055 ADOPTED 11.20.07.doc
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viii
7.10.07 COMMUNITY RESIDENTIAL HOMES
7.10.20 BED AND BREAKFAST RESIDENCES
8.02.00 TEMPORARY USES AND STRUCTURES
8.02.01 AUTHORIZATION
8.02.02 PARTICULAR TEMPORARY USES PERMITTED
11.02.02 DESIGNATION OF MINOR SITE PLAN, MAJOR SITE PLAN, OR
PLANNED DEVELOPMENT SITE PLAN
A. GENERALLY
B. MINOR SITE PLAN
C. MAJOR SITE PLAN
D. PLANNED DEVELOPMENT SITE PLAN
E. DEVELOPMENTS OF REGIONAL IMPACT
ORDINANCE 07-055 ADOPTED 11.20.07.doc
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107
107
108
108
108
109
109
109
109
109
109
11/26/2007
Chapter IV "Special Districts" of the Land Development Code is amended to create
Sections 4.04.00 through 4.04.06 "TVC - Overlay Zone (Towns, Villages, Countryside)" as
follows. Language that is not underlined is identical to Ordinance 06-017 (which will take effect
on the same date when the Towns, Villages and Countryside Comprehensive Plan amendments
take effect). Language that is struck through is contained in Ordinance 06-017 but is not being
adopted by Ordinance 07-055. Language that is underlined is not contained in Ordinance 06-
017 but is being adopted on an interim basis by Ordinance 07-055.
4.04.00 TVC - OVERLAY ZONE (TOWNS, VILLAGES, COUNTRYSIDE)
4.04.01 PURPOSE AND INTENT
The purpose and intent of Section 4.04.00 of this Code is to:
A. Serve as interim QuidinQ standards for Planned Developments within the TVC Overlay Zone
of the Land Development ReQulations. This ordinance will automatically terminate and be
replaced by Ordinance 06-017 and Ordinance 06-018 when the Towns, VillaQes and
Countryside Element of the Comprehensive Plan becomes effective. Guide the creation of
Towns, Vill::1ges, protected Countryside, and other permitted uses on I::1nd designated TVC on
the Future Land Use Map of the St. Lucie County Comprehensive Plan.
B. Ensure that all development of land designated within the TVC Overlay Zone in this code
takes place in accordance with the results of the 2004 North St. Lucie County Charrette and as
consistent with the St. Lucie County settlement principles set forth in the TVC Element of the
Comprehensive Plan in effect as of the adoption date of this ordinance. Where this overlay zone
directly conflicts with other portions of this code, this overlay zone will prevail; however, no
development may be approved that conflicts with the St. Lucie County Comprehensive Plan.
C. Provide procedures for transferring development rights using TDR credits as consistent with
Objective 1.1.4 of the Comprehensive Plan. Such transfers will allow continued rural uses of
land within the that is dosignated TVC Overlay Zone by transferring some or all of its
development rights to Towns or Villages or to land within the Urban Service Boundary.
4.04.02 ESSENTIAL TVC CONCEPTS
Four essential concepts for the regulation of land within the designated TVC Overlay Zone are
highlighted here:
A. TVC OVERLAY ZONE
This section of the code establishes a TVC Overlay Zone whose boundaries are taken from the
2004 North St. Lucie County Charrette study area. identical to the TVC designation on the
Future Land Use Map of the Comprehensive Pl::1n as initially adopted in May 2006. This overlay
zone provides general guidance and specific standards that, in conjunction with the remainder
of this Code, will carry out the settlement patterns derived from this Charrette as consistent with
the St. Lucie County Comprehensive Plan goals, objectives, and policies of the TVC Element.
The TVC Overlay Zone contains two sub-zones whose boundary is the Urban Service Boundary
in the Comprehensive Plan as it existed in May 2006. The location and approximate boundaries
of the TVC Overlay Zone and its sub-zones are shown on Figure 4-10. Comprehensive Plan
ORDINANCE 07-055 ADOPTED 11.20.07.doc
11/26/2007
amendments that make more than incidental adjustments to these boundaries will necessitate
changes to this Code.
FIGURE 4-10 - TVC OVERLAY ZONE AND ITS SUB-ZONES
LEGEND
D lYC CNerlay Zo ne
~ lYC Land InSide Urban Service Boundary
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B. URBAN-TO-RURAL TRANSECT
Towns and Villages have physical forms that vary in character and intensity. An urban-to-rural
transect that describes these characteristics in existing communities is also ideal for use as the
organizing principle for new communities. New Towns aM.. Villages and Planned Unit
Developments on land within the design3ted TVC Overlav Zone are to be planned using the
"transect zones" shown on Figure 4-11. These transect zones must be delineated on a
regulating plan prepared by a developer and submitted to St. Lucie County for consideration as
part of rezoning to the PTV (Planned Town or Village - see Section 3.01.03.EE) or PUD
(Planned Unit Development - see Section 4.04.04.E(1 )(b)) zoning district.
FIGURE 4-11- URBAN·TO-RURAL TRANSECT
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ORDINANCE 07-055 ADOPTED 11.20.07.doc
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C. URBAN SERVICE BOUNDARY
The St. Lucie County Comprehensive Plan establishes an Urban Service Boundary (USB)
which limits the geographic area where the county will provide certain services. The purpose is
to restrict the negative impacts of a sprawling low-density development pattern including the
fiscal burden placed on service providers by that pattern. About 63% of the land within the
design:lted TVC Overlay Zone is outside this boundary and the remainder is inside. The TVC
Element provides incentives for moving potential development to new Towns and Villages or to
certain locations inside the USB. Under certain circumstances the TVC Element allo'Ns ne'N
development to qualify for urban services even if located outside the USB (see policies under
Objective 3.1.2 of the St. Lucie County Comprehensive Plan).
D. TRANSFERABLE DEVELOPMENT RIGHTS
The development rights attached to a parcel of land can sometimes be transferred to other
parcels. The TVC Element Overlay Zone encourages the transfer of density for several
purposes: to move potential development to certain locations inside the USB; To encourage
continued use of land for rural and open space purposes by transferring potential density off the
land; and to allow the accumulation of sufficient development rights to create Towns or Villages.
Transferable development values are set in Figure 3 3 of the TVC Element and may be
increased by using the multipliers in the TDR Credit Matrix in Table 3 4 of the TVC Element.
equivalent to the residential density allocated on the Future Land Use Map. Density bonuses
are not permitted outside the USB. See Section 4.04.05.
4.04.03 OVERVIEW OF TVC APPROVAL PROCESSES
Development approvals for land designated within the TVC Overlay Zone differ in several
aspects from approvals in the remainder of unincorporated St. Lucie County. These processes
can be summarized as follows:
A. Owners of 500 or more acres of I3nd located outside the USB and O'lJners of 110 acres
or more of land located inside the USB may seek approval of a new Town or Village by
applying to rezone the land to the PTV (Planned Town or Village) zoning district. See
Section 3.01.03.EE.
B. Owners of land with a Future Land Use desiQnation of RE, Residential Estate, outside
the USB mav develop accordina to the auidelines provided in the St. Lucie County
Comprehensive Plan for that land use cateQorv and consistent with the development
standards in the TVC Overlay Zone.
B. Owners of less than 500 acres of land outside the USB may take any of the following
actions:
1. Maintain the land in its natural state or with agricultural uses consistent '/lith its
agricultural zoning district and utilize the Transfer of Development Rights (TDR) program
to move at least 90% of the unused transferable development '.'alue from the I3nd to an
eligible receiving site. See Section 4.04.05.
2. Subdivide the land into individual home sites using the transferable development value
assigned to that land by applying to rezone the land to the PCS (Planned Country
Subdivision) zoning district. See Section 3.01.03.FF. Upon approval, the TOR program
may not be used to transfer density to or from the land.
ORDINANCE 07-055 ADOPTED 11.20.07.doc
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3. Utilize the Transfer of Development Rights (TDR) progr::1m to move or perm::1nently set
::1side at least 90% of the tr::1nsfer3ble development v::1lue from the I3nd ::1nd subdivide
the 13nd into individual home sites using the rem::1ining development rights. See Section
4.04.04.0.3.
4. When consistent with the ret::lil st3ndards under Objective 3.1.8 of the TVC Element or
the workpl::1ce st::1nd::1rds under Objective 3.1.10 of the TVC Element, ::1pply to rezone the
land to the PRW (Planned Ret3il!\^!orkpl::1ce) zoning district. See Section 3.01.06.GG.
C. Owners of less than 110 acres of land inside the USB may t3ke any of the following
actions:
4-,..--.D develop or use the land for residential purposes in accordance with the TVC Overlay
Zone requirements in Sections 4.04.01 - 4.04.06 of this Code.
2. Residenti31 development is limited to the m::1ximum residenti::11 densities on the
Tr::1nsferable Development \/3lue Map (Figure 3 3 of the TVC Element), except that:.:.
a. Density m3Y be incre::1sed as ::1 county incentive for providing ::1fford3ble housing,
workforce housing, or mixed use development.
b. For development built in the form of::1 Town or Vill::1ge, density may be incre::1sed
through ::1cquisition of TDR credits from eligible sending sites. See Sections
3.01.03.EE ::1nd 4.04.05.
D. Owners of land of any size inside the USB with a Future Land Use of MXD, Mixed Use
Development. or COM, Commercial. may seek rezoning of the land to the PRW (Planned
Retail/Workplace) zoning district (Section 3.01.06.GG) to place retail or workplace land
uses outside a Town or Village if those uses arc fully consistent with the g031s, objectives,
3nd policies of the TVC Element. These propos::1ls must meet the ret::1il stand::1rds under
Objective 3.1.8 and/or the workpl3ce st::1ndards under Objective 3.1.10, in addition to the
TVC Overlay Zone requirements in Section 4.04 of this Code.
E. Owners of land of any size may initiate, continue, or expand agricultural uses (including
forestry and equestrian uses) in accordance with the requirements of the agricultural zoning
district that applies to the land. This option is available both inside and outside the USB.
See Section 3.01.03 for lists of permitted and conditional agricultural uses in each
agricultural zoning district.
4.04.04 TVC SPECIFIC STANDARDS
A. APPLICABILITY OF TVC SPECIFIC STANDARDS
1. The standards in Section 4.04.00 apply to land use and land development within the
TVC Overlay Zone regardless of zoning designations, except as specifically provided.
2. The provisions of the remainder of this Code apply except where modified by this TVC
Overlay Zone, by the PTV, PCS, or PRW zoning districts, or by the St. Lucie County
Comprehensive Plan.
B. REGIONAL STREET NETWORK
ORDINANCE 07-055 ADOPTED 11.20.07.doc
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1. The TVC Element of the St. Lucie County Comprehensive Pl3n est3blished in May 2006
:3 Future Street Network Plan that includes street improvements and new streets to be
completed by the ye3r 2030, 3S depicted on Figure '1 12 Overlay Zone establishes the
standard for planned developments to provide an interconnected street network for the
facilitation of sustainable transit patterns.
2. St. Lucie County will not approve any construction or development of land that would
interfere with the creation of or improvements to the streets identified on the Future
Street Network Plan a reQular Qrid of streets as further outlined in this code. (See
Section 3.01.03.EE.2.k.)
3. Development of land must accommodate and incorporate appropriate links of the Future
Street Network PI:3n to facilitate an interconnected street network. Final alignments will
be determined by St. Lucie County. Roadway capacity to support the proposed
development must exist or be provided concurrently. Appropriate connectivity of new
development to these streets and their integration with adjoining development must be
demonstrated prior to development approvals.
4. Streets in the Future Street Neh\'ork that connect rural areas to urban areas must
provide transitions from higher design speeds in rural areas to lower design speeds for
neighborhoods and other developed areas. Lower design speeds can be achieved by
reducing the widths of travel lanes, clear zones, and medians. Lower design speeds can
also be achieved by adding curbs, regularly spaced street trees, and on-street parking.
C. AGRICULTURAL USES
Owners of land are encouraged to initiate, continue, or expand agricultural uses
(including forestry and equestrian uses) in accordance with the requirements of the
agricultural zoning district that applies to the land; Section 3.01.03 for lists of permitted
and conditional agricultural uses in each agricultural zoning district. This option is
available to all land regardless of size both inside and outside the USB. At a minimum,
nothing in the TVC Overlay or other implementing regulations may be construed to
supersede or interfere with agricultural rights protected under Florida's Right to Farm
Act. Participation is optional in the Transfer of Development Rights program which
allows unused transferable development value to be moved to an eligible receiving site
(see Section 4.04.05).
D. RESIDENTIAL SUBDIVISIONS OUTSIDE THE URBAN SERVICE BOUNDARY
Residential subdivisions may be created outside the Urban Service Boundary (USB) on
land design3ted within the TVC Overlay Zone only by following one of these tAfee two
approaches:
1. Residential development proposals in excess of 8 units must apply to rezone the
land to the PCS (Planned Country Subdivision) zoninQ district. (See Section
3.01.03.FF.)
2. Residential development proposals less than 8 units may develop consistent with
the full intent of the underlyinQ zoninQ district.
Any rezoninQ to allow an increase in density or development inconsistent with the full
intent of the underlvinQ zoninQ district is not permitted.
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1. I\s p~rt of a new TO\vn or '-'ilbge, using the PTV zoning district (see Section
3.01.03.EE).
2. Outside a To'.vn or Vill~ge through the use of the existing tr~nsfer~ble development
v~lue assigned to ~ p~rcel of bnd, using the PCS zoning district (see Section
3.01.03.FF).
3. Outside ~ Town or Vilbge ~fter moving or perm~nently setting ~side at le~st 90% of
the tr~nsfer~ble development value from the I~nd to ~n eligible receiving site in
~ccord~nce v:ith Section 1.01.05:
~. Transferable development v~lue rem~ining on the land m~y be used to create
residenti~llots in ~ccord~nce with the st~nd~rds of this code including all TVC
Overby Zone st~nd~rds.
(1) There is no requirement to rezone from ~n existing ."',G 1 zoning district
if the residential lots 'Nill comply '.vith ~II AG 1 requirements. Such a
development would be approved using the site pl~n ~pprov~1 process
found in Ch~pter XI of this Code.
(2) If the I~ndowner wishes to alloc~te the rem~ining tr~nsf-er~ble
development v~lue in ~ more clustered m~nner, rezoning may be
requested to PCS or other suitable zoning district. The rezoning
~pplication and subsequent site pl~n approval applications must be
~ccomp~nied by ~ regulating plan that meets the st~nd~rds of Section
3.01.03.EE.3.b(1) ~nd th~t identifies appropriate tr~nsect zones (either
Edge, Gener~I, or Center), lot types, ~nd street types ~nd th~t includes
at le~st one civic sp~ce in order to ~chieve development forms
consistent with the TVC Element.
b. Upon ~ppro'l~1 of this option, urban services m~y be extended at the property
owners' expense to lots th~t use the remaining transferable development
v~lue despite being located outside the USB.
c. The new residential lots must be pl~ced on one contiguous portion of the I~nd
~nd to the extent possible must provide ~n interconnected street network as
described in Section 3.01.03.EE.2.k ~nd w~ter m~n~gement in the form of an
interconnected system consistent '....ith ~nd connected to the Flow W~y
System ~s described in Section 3.01.03.EE.2.p.
E. RESIDENTIAL SUBDIVISIONS INSIDE THE URBAN SERVICE BOUNDARY
1. Residential subdivisions may be created inside the Urban Service Boundary (USB) on land
design~ted within the TVC Overlay Zone usinç¡ the development potential indicated on the
Future Land Use Map for any ç¡iven parcel. plus any transferable development riç¡hts
purchased from parcels outside the USB, only by following one of these twe approaches:
a. As part of a new Town or Village, using the PTV zoning district (see Section
3.01.03.EE). PI~nned TO'.vns or Vill~ges inside the USB require less acre~ge ~nd
a lower percent~ge of I~nd to be designated ~s Countryside th~n for a Town or
Vilbge outside the USB (see Section 3.01.03.EE.2.b).
b. Outside a Town or Village but still inside the USB, using the transferable
development 'I~lue development potential assigned to a parcel of land on the
Future Land Use Map, plus any TDR credits acquired and/or any density bonuses
that St. Lucie County m~y provide for ~fford~ble housing, workforce housing, or
mixed uses throuç¡h the Planned Unit Development process.
(1) If the land is not currently zoned to allow the desired density, the land must
be rezoned to a suitable planned zoning district (for instance, see Sections
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3.01.0ð2.BB and 7.01.00, the standard planned unit development category
and associated PUD regulations). The rezoning application and subsequent
site plan approval applications must be accompanied by a regulating plan
that includes the information required by Section 3.01.03.EE.3.b(4) and that
identifies three consecutive transect zones (e.g., Center, General, Edge), lot
types, and street types to achieve development forms consistent with the
TVC Element Overlav Zone. The selected transect zones set forth in Section
3.01.03.EE.2.c(3) would apply to such land, unless the parcel is less than 32
acres in which case only one transect zone is required. The five-acre
minimum parcel size for the standard PUD category would not apply to such
an application.
(2) Such residential subdivisions must provide an interconnected street network
as described in Section 3.01.03.EE.2.k and water management in the form of
an interconnected system consistent with and connected, if possible, to the
Flow Way System as described in Section 3.01.03.EE.2.p.
c. On land desiqnated Residential Estate, see Section 4.04.04.D (1-2).
2. Residential development on land designated within the TVC Overlav Zone that is inside
the Urban Service Boundary (USB) is afforded the following special allowances:
a. Except on land desiqnated RE on the Future Land Use Map, Gdensity may be
increased in all proposed development inside the USB through acquisition of TDR
credits from eligible sending sites (see Section 4.04.05).
b. Tr:msferable development rights are awarded higher multipliers when the receiving
site is located inside the U8B.
F. STANDARDS FOR NEW RESIDENTIAL BUILDINGS
The following standards apply to new dwellings on pre-existing lots in the TVC Overlay
Zone; to all dwellings built in new subdivisions zoned PTV, PCS, and PRW; and to all
dwellings in new subdivisions approved pursuant to 4.04.04.D and 4.04.04.E:
1. Detached garages must always be located in the rear of the lot. Detached garages must
be accessed from the alley or lane except where no alley or lane is present.
2. If no alleys or lanes are present, garage doors on attached garages should face the side
or the rear rather than the front and be accessed from a driveway that does not exceed
10 feet wide except at the garage entrance. Where space does not permit a side- or
rear-facing garage door, any front-facing garage doors must be placed at least 20 feet
behind the principal plane of the building frontage and each door is limited to one car
width.
G. OTHER NON-RESIDENTIAL USES
1. Retail and workplace land uses may be placed in a Town or Village through approval of
PTV zoning (see Section 3.01.03.EE).
2. Retail and workplace land uses may also be placed outside a Town or Village on parcels
when consistent with the retail standards under Objective 3.1.8 of the TVC Element or
the workplace standards under Objective 3.1.10 of the TVC Element with a Future Land
Use of MXD or COM. PRW zoning (see Section 3.01.06.GG) is required except on land
indicated on the Transferable Development Value Map (Figure 3 3) as suitable for
industrial uses; land so indicated may 31so qU31ify for light or heavy industrial zoning
districts as if the 13nd were designated Industrial on the Future Land Use Map of the St.
Lucie County Comprehensive Plan.
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4.04.05 TRANSFERABLE DEVELOPMENT RIGHTS [3doptod by O:rJ.!n3nco 06 19J
A. Applicability.
Section 4.04.05 establishes procedures for the Transfer of Development Rights Program
for the TVC Overlay Zone North St. Lucie County Speciall\rea Plan (SAP). This section
establishes procedures by which transferable development rights are calculated, applied,
conveyed, and recorded, for the purpose of the preservation of the County's valuable
agricultural land, open space, and environmental quality, and in promoting well-designed
communities, social diversity, and economic growth. Paragraph C describes how transferable
development rights are assigned to land within the TVC Overlay Zone North St. Lucie County
SAP. Paragraph D explains that landowners are under no obligation to exercise their
transferable development rights and how Transferable Development Rights Credits (TDR
credits) are created. The description of the qualifying sending and receiving areas are set out
in paragraphs E and F herein. The use of transferable development rights, including
calculation of the number of TDR credits that may be transferred is established in paragraph
F. Procedures for approval of use of TDR credits are set out in paragraph G.
B. Findings
St. Lucie County finds that the planning approach outlined in the Towns, Villages and
Countryside (TVC) Overlay Zone is consistent with the County's Comprehensive Plan in
effect as of the adoption date of this ordinance, Element which promotes more efficient,
predictable, and sustainable patterns of development, by encouraging new development
within the Urban Service Boundary. The implementation of this TDR prOQram, while allowinQ
increases in density on some parcels within the USB over what is desiQnated on the Future
Land Use Map, will not increase the overall density in the TVC area. in mixed use TO'.vns and
Villages that reduce automobile dependency and provide greater opportunities for transit
use, walking, and biking. The Town and Village developments The Comprehensive Plan also
intends to encouraQe the use of cluster housinQ and planned unit development techniques to
conserve open space and environmentally sensitive areas throuQh the County's Land
Development ReQulations, includinQ minimum acreaQe requirements necessary to support a
viable mixed use community. The TDR prOQram supports the other sections of the TVC
Overlay Zone in implementinQ this policy. protect ~md enh~:mce the natural environment,
maintain agricultural land, and improve the citizens' quality of life. In furtherance of the
Element, this section preserves and enhances existing private property rights of small and
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kuge kmdowners '1:hile providing incentive based options to kmdowners for new
development consistent with the TVC Comprehensive Pbn Element.
C. Allocation of Transferable Development Rights Within the North St. Lucie County Special
Area Plan (SAP) TVC Overlav Zone.
1. Transferable development rights are afforded only to properties with residential densities
consistent with the Future Land Use Map Figure 3 3 of the TVC Element. Except as noted below,
every parcel within the TVC Overlay Zone which is also outside of the USB, on the effective date of
the TVC Element, is allocated one (1) transferable development right for each gross acre contained
therein, excepting one acre of the curtilage around any existing house that is designated to remain
on the property. Except as noted below, every parcel within the TVC Overlay Zone which is inside
the USB is allocated transferable development rights equal to the number of dwelling units allowed
per acre as depicted on the Future Land Use Map Transferable Development Value Map (figure 3
3 of the TVC Comprehensive Pbn Element) for each gross acre contained therein, excepting one
acre of the curtilage around any existing house that is designated to remain on the property.
Except as noted below, parcels within the North St. Lucie SAP which are both inside the USB and
designated by the County as Environmentally Significant are allocated transferable development
rights equal to the number of dVÆlling units allowed per acre in the Future Land Use Element for
each gross acre contained therein, excepting one acre of the curtibge around any existing house
that is designated to remain on the property.
2. Allocations for roadways tAe Future Street Network. Parcels within the TVC Overlay
Zone that provide right-of-way for roadways the Future Street Network, shall not have the gross
transferable development rights reduced by the accommodation of the roadway. For parcels
located outside the USB less than 500 acres in size, the area donated for the right of way is
afforded the multiplier offered in Table F 2.
D. Obligation to Convey Transferable Development Rights; TDR Credits
1. The conveyance of transferable development rights from a sending area to a receiving area is
intended to occur solely on a voluntary basis between consenting landowners. Landowners are
not compelled by this section to convey their transferable development rights; but if they are
conveyed, the conveyance shall occur pursuant to the procedures and standards of paragraphs F
and G. Transferable development rights may be severed from the sending area and conveyed by
sale, donation or bequest.
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2. Transferable Development Rights Credits (TDR credits) are created when a multiplier
(Table F-2) is applied to the transferable development rights of a property. Each TDR credit
secures one (1) additional residential dwelling unit when applied to an eligible receiving site.
3. Once transferred, TDR credits may be used to construct residential development
within that receiving site without a time limitation; however, TDR credits that are not applied to
that receiving area within 20 years of their initial transfer shall no longer be available for transfer
to another receiving area. Planned Towns or Villages (PTV) that do not use the TDR Credits
generated by the Open Space and Countryside requirement of the TVC Overlay Zone within 20
years of approval shall not be eligible to transfer the unused TDR Credits to another receiving
site; however such credits may be used to construct residential development within the PTV
without time limitation.
E. The TDR Sending Area.
1. The area from which transferable development rights may be transferred is designated as
the sending area, and is identified as those properties within the TVC Overlay Zone North St.
Lucie County SAP and which are identified as desirable for conservation based on the existing
natural habitat, agricultural use, location, or historic status. Sending Sites ::lre either designated
by the County as Environmentally Significant or shown on the Tr::lnsfer::lble Development V::llue
M::lp (figure 3 3 of the TVC Comprehensive Pbn Element) are sendinq sites, excepting one acre
of the curtilage around any existing house that is designated to remain after TDR transfer. The
following areas may participate in the TDR Program as sending sites:
a. Areas permanently designated for the Open Space and Countryside (See Section H,
Conditions of Conservation Easement or Deed Restriction) including land used for the following
uses:
i. Agricultural uses,
ii. Restored or Preserved Native habitat; or Environmentally Significant Land;
iii. Flow Way System;
iv. Community Parks, trails, or recreation areas;
v. Golf course (limited to 18 holes within a Planned Town or Village);
vi. Civic Spaces within a Planned Town or Village (PTV) including neighborhood parks,
greens, squares, plazas, and playgrounds provided they are publicly accessible in perpetuity;
b. The following areas may also participate as sending sites (See Section H, Conditions
of Conservation Easement or Deed Restriction):
i. Parcels designated for higher education;
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ii. Parcels designated for targeted industry;
iii Additional Building Lots designated for ':Jorkforce housing above the requirement for
8% of the proposed number dv:ellings in a PTV (See Section 3.01.03.EE.2.q);
iv. Civic Building Lots including schools, police stations, houses of worship;
v. Parcels containing sites of archaeological or historical significance (See Section I,
Conditions of Deed Restriction);
vi. For parcels less than 500 acres, land donated as roadway right-of-way for the
Regional Street Network. Parcels greater than 500 acres may not count land used as right of
way for the Future Street Net'Nork as Open Space and Countryside or use a multiplier on the
underlying transferable development rights.
2. The properties within the TVC Overlav Zone the North St. Lucie County SAP include
two distinct areas: (a) lands outside of the Urban Service Boundary, and (b) lands within the
Urban Service Boundary.
a-:- Outside of the USB, TDR oredits may be sent from anyone property to another
providing the receiving site is a minimum of 500 acres in size.
a. Ð:- Outside the USB, TDR credits may be sent from anyone property, to any
property within the USB providing the receiving site is within the TVC Overlay
Zone. or is designated on the North St. Lucie County Preferred TDR Roceiving
Site Map (Figure 3 12 of the TVC Comprehensive Plan Element).
º'" G. Inside the USB, within the TVC Overlay Zone, TDR credits may be sent from any
one property to another.
£:. G. TDR Credits may not be sent from a property within the USB to a property
outside of the USB, except if (1) the sending property is both within the North St.
Lucie County SAP and is designated by the County as Environmentally
Significant or (2) the property is contiguous (parcels are adjoining for a minimum
of % mile) and partially located both inside the USB and outside USB but wholly
looated '.".'ithin the TVC Overby Zone.
3. In addition, the following limitations apply for parcels of less than 500 acres located
outside of the USB:
a. A parcel of less than 500 acres located outside the Urban Service Boundary may not
be developed at a higher density, including by the use of TDR Credits generated on site
or acquired from off site locations, than that allowed by the density permitted by the
Future Land Use Map. Transferable Development Value Map (figure 3 3 of the TVC
Element), unless a bndovmer of less than 500 acres enters into an agreement INith one
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or more adjoining bndo'Nners to de'.'elop 500 or more acres into 3 Tovt'n or Vill3ge
pursuant to these bnd development regul3tions.
b. Properties of less th3n 500 3cres loc3ted outside of the USB may be subdivided into
individual home sites equal to or less than the number of lots permitted by the Future
Land Use MaD Tr3nsferable Development V31ue M3p (figure 3 3 of the TVC Element),
however, any unused transferable development rights are not eligible for participation in
the TDR Program.
&.- Tr3nsferable development rights on properties of less than 500 acres loc3ted outside of
the USB m3Y be tr3nsrorred but only (i) in 3 minimum amount of 90% of the total
tr3nsferable development rights on the property; 3nd (ii) to 3n eligible receiving site
within the North St. Lucie County SAP. Once 3 minimum of 90% of the transferable
development rights is transferred or design3ted for future tr3nsror purSu3nt to the
process outlined in Section H, the sending property may then be subdivided into
individu31 home sites up to the number of lots permitted by the rem3ining de'.'elopment
rights. Such home sites 3re eligible to receive urb3n services only at the property
owner's expense. Parcels of at least 1.5 3cres 3nd under 10 3cres m3Y tr3nsfer
development rights provided only one transferable development right remains on the
parcel and 311 others are tr3nsferred or design3ted for future tr3nsfer.
4. Parcels of 500 or more 3cres loc3ted outsido of USB 3nd p3rcels of 110 or more acres
located inside the USB may use the TDR Program to increase density to create a Village or Town,
pursuant to these land development regulations. Landowners may act as both transferor and
transferee of the TDR Credits and may apply TDR credits generated on site to developing the Net
Developable Area of the Town or Village. In addition, the following limitations apply:
a. Landowners who own 500 or more contiguous 3cres outside the USB in the TVC
Overl3Y Zone m3Y not subdivide the property into individu31 home sites 3ccording to the
underlying base zone.
b. Subdividing parcels of 500 or more 3cres located outside the USB for the express
purpose of 3voiding the regulations of the 1VC Overl3Y Zone is prohibited.
5. Parcels inside the USB th3t opt to de','olop in 3ccord3nce \\'ith a pl3nned zoning district
other than 3 PTV (See Section '1.0'1.0'1. E( 1)(b)) m3Y not p3rticip3te in the TDR Progr3m as
sending sites for either intern31 or off site tr3nsfer3ble development right tr3nsfers.
F. The Use of Transferable Development Rights Within the Receiving Area.
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1. The area to which TDR credits may be transferred is the receiving area. Eligible receiving
sites must be located within the TVC Overlav Zone North St. Lucie County SAP aM include the
f-ollo....'ing:
3. Sites located inside the Urban Service Boundary and be planned as a PTV, PRW, or
PUD. th3t 3re (i) design3ted on the North St. Lucie County Preferred TDR Receiving
Sites M3p (Figure 3 12 of the TVC Element) or (ii) loc3ted 'J.'ithin the TVC Overl3Y
Zone; or
b,. Sites loc3ted outside the Urb3n Service Bound3ry, of 500 or more 3cres in size, on
which there is County 3pprov31 to build a Town or 3 Vill3ge. In such C3se, however,
TDR credits sent from inside the USB may only be from lands design3ted 3S
Environment311y Signific3nt by the County, unless the land is contiguous. In 3ddition,
the tr3nsror3ble development rights 3ssigned to properties of 500 or more 3cres m3Y
be used to develop the site 3S 3 Town or Village pursu3nt to this Section.
c. The Net Develop3ble Area of 3 To\\'n or Vill3ge.
2. Consolidation of Property. A parcel of 500 or more acres outside the USB or 110 acres or
more inside the USB in the TVC Overlay Zone may be developed as a Town or Village through the
use of transferable development rights. If a landowner completes a Town or Village and owns
remaining land not associated with the Town or Village, the transferable development rights from
that remaining land may be sold to another landowner inside the USB or the land may be
consolidated with other properties to form the minimum size required to create another Town or
Village development using transferable development rights pursuant to this Section. Separately
owned, noncontiguous parcels of less than the minimum size of a Town or Village in the TVC
Overlay Zone may be consolidated to create a Town or Village.
3. Calculation of Transferable Development Rights Credits. The number of TDR credits that
can be transferred from an eligible sending site to an eligible receiving site is calculated by (a) on
the sending site, multiplying the acreage and the dwelling units per acre allowed on the Future
Land Use Map Tr3nsferable Development V31ue M3P (figure 3 3 of the TVC Element), then
subtracting the number of existing dwellings designated to remain on the site and (b) multiplying
the resulting sum by the applicable multiplier on Table F-2 to yield the total number of TDR credits.
(See Table F-1 as an example).
Table F-1. Example A: Outside the Urb3n Service Bound31)' Transferable Development Rights
Credits Sent From a Parcel Outside the Urban Service Boundary of Less th3n 500 Acres to
Another Parcel Inside the Urban Service Boundary
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Parcel Size 20 acres
Transferable Development Rights
(Base Zone) from :mv Future Land Use 1 dwelling unit per acre
Map
Number of Existing Dwellings 1
Total Transferable Development Rights 20 acres x 1 dulac = 20 dwelling units
From Sending Site 20 dwellings - 1 dwelling = 19 dwelling units
Multiplier from Table F-2 ~1
Calculation of TDR Credits for Use on
19 dwelling units x ~ 1 = ð8 19 TDR Credits
Receiving Site
Table F-2 indicates the multiplier that is applicable to the appropriate transfer condition, and
used to multiply the allowable base zone density of the sending area. For parcels that have more
than one transfer condition as described in Table F-2, the multipliers for the corresponding portions
of the site shall be applied. The resulting sums shall be added together to compute the total TDR
Credits for the sending site (see the example in Table F-3).
Table F-2. TVC Transferable Development Right Credit Multipliers
Transfer Condition Multiplier
From Countryside in :l "ill:lge loc:lted Outside the Urb:ln Service Bound:lry
to :In Eligible Receiving Site loc:lted Outside the Urb:ln Service Bound:lry. ~
From Countryside in :l Town located Outside the Urb:ln Service Bound:l!)' to
:In Eligible Receiving Site loc:lted Outside the Urb:ln Service Bound:lry. 4-,ã
From Countryside in a Town or Village located Inside the Urban Service
Boundary to an Eligible Receiving Site located Inside the Urban Service
Boundary. 1 ,..7á
From Countryside of:l Town located on Contiguous Property both Inside :lnd
Outside of the Urban Service Boundary to the Net Developable "'~.rea. 4-:-7é
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From Countryside located Outside the Urban Service Boundary to an Eligible
Receiving Site Inside the Urban Service Boundary. 21
From a Parcel Less th::m 500 acres in size Outside the Urban Service
Boundary to an Eligible Receiving Site Inside or Outside the Urban Service
Boundary. 2
From Targeted Industry Site to an Eligible Receiving Site. ~1
From Higher Education Site to an Eligible Receiving Site. ~1
From Agricultural Research and Education Facilities to an Eligible Receiving
Site. ~1
From Created or Preserved Native Habitat in the Countryside to an Eligible
Receiving Site. ~1
From Environmentally Significant Land to an Eligible Receiving Site. ~1
From Countryside to a Workforce Housing Unit ~
4. The number of dwelling units available in the Net Developable area of a PTV is
established by (1) multiplying the gross acres in the net developable area by the density
permitted by the Future Land Use Map Transferable Development Value Map (figure 3
3 of the TVC Element) then, (2) adding TDR Credits available from both internal and
external sending sites. The total number of dwelling units available in the proposed
Town or Village, is the sum of the number of TDR credits (as established in Section 3
above) and the number of dwelling units permitted in the Net Developable Area.
Example B. The O'Nner of a 500 acre parcel located outside of the Urban Service Boundary
proposes to build a new Village development. At least 75% of the site must be set aside as Open
Space and Countryside. The net development density must result in at least 625 dwelling units,
and at least 50 units (8%) must be VVorkforce Housing units. Transferable development rights
moved from the Countryside for use as VVorkforce Housing receives a multiplier of 2.5. The
remaining land set aside for Countryside receives a multiplier of 1.25. The TDR credits and total
dwelling units for the Village are shown in Table F 3.
Table F 3. Example B: Transferable Development Riqhts Transferred 'Nithin a Parcel of 500 acres,
Outside of the Urban Service Boundary
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Parcel Size 500 acres
Net Developable Area 125 acres
Minimum Number of Units Required 625 dwelling units
Open Space and Countryside Provided 375 acres
Minimum VVorkforce Units Required 50 dwelling units
'Norkforce D~velling Units Proposed 53 d'.'velling units
Density permitted by the Transferable 1 dwelling unit per acre
Development Value Map
Transferable Development Rights 375 acres x 1 dwelling unit per acre -
375 d'.velling units
Multiplier for Workforce Dwelling Units ~
Multiplier for Open Space and Countryside 4-:-2á
Calculation of TDR Credits for VVorkforce 53 d\velling units x 2.5 132.5 or
Yffits 133 TDR credits
375 dwelling units 53 Workforce dwelling
Calculation of TDR Credits for Countryside units - 322 d'Nelling units
322 dwelling units x 1.25 - 102.5 or
103 TDR credits
Dwelling units available in the Net 125 acres at 1 d'Nelling unit per acre
Developable Area 125 d\'velling units
Total D't:elling Units Generated for Village 125 d'Nelling units + 133 TDR credits + 103
TDR credits 661 d'l/elling units
Example C. The owner of a 1,000 acre parcel located outside of the Urban Service
Boundary proposes to build a new Town development. N least 60% of the site must be set aside
as Open Space and Countryside. The net development density must result in at least 2,000
dwelling units, and at least 160 units (8%) must be VVorkforce Housing units. Transf-erable
development rights moved from the Countryside for use as VVorkforce Housing receives a multiplier
ORDINANCE 07-055 ADOPTED 11.20.07.doc
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of 2.5. The rem:Jining l:Jnd set :Jside for Countryside receives :J multiplier of 1.5. The TDR credits
and tot:J1 dv.-elling units for the Town :Jre shown in T :Jble F -1.
T:Jble F -1. EX:Jmple C: Tr:Jnsferable Development RiQhts Tr:Jnsferred '.vithin :J P:Jrcel of
1,000 :Jeres Outside of the Urb:Jn Service Bound:Jrv
P:Jrcel Size 1 ,000 :Jeres
Net Developable Are:J -100 :Jeres
Minimum Number of Units Required 2,000 dwelling units
Minimum Open Sp:Jce :Jnd Countryside 600 :Jcres
Required
Workforce D':Jelling Units Proposed 160 d'Nolling units
Density of Underlying B:Jse Zone 1 d'Nelling unit per :Jcre
Transfer:Jble Development Rights 600 :Jcres x 1 dwolling unit per :Jcre
600 dwelling units
Multiplier for VVorkforce Dwelling Units U
Multiplier for Open Sp:Jce :Jnd Countryside 4-,ã
C:Jlcul:Jtion of TDR Credits for Workforce
160 du x 2.5 -100 credits
YRits
600 du 160 du -1-10 du
C:Jlcul:Jtion of TDR Credits f-or Countryside -1-10 du x 1.5 660 credits
Tot:J1 TDR Credits 1060 credits
Dwelling units in b:Jse zone of Net -100 :JC x 1 dU!:Jc -100 du
Developable Area
1 ,060 tr:Jnsf-er:Jble development cr
+-od its +-
Tot:J1 Dwelling Units Gener:Jted forTown -100 du - 1,-160 du
This is less than the 2,000 units required.
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Note f-or EX3mple C: 510 additional TDR credits 3re needed to meet the minimum density required
to build 3 town. Credits con be acquired or gener3ted through various methods in the TDR
Program.
Section G. Procedures for Use of Transferable Development Rights Credits.
The use of TDR credits must comply with the following procedures.
1. Application. The owner of the sending site (the "transferor") and the owner of the
receiving site (the "transferee") shall submit a signed application on a form provided by the St.
Lucie County PI3nning Growth ManaQement Department. Along with the application form, the
following shall be submitted:
a. A legal description of the sending site.
b. A plot plan or survey, showing total acreage of the sending site, and that property
within the sending site that is subject to any easement or restrictions against
development, and one acre of the curtilage around any existing house that is intended
to remain.
c. For parcels proposing to build a Town or Village, in addition to the requirements for the
PTV, a plan that clearly indicates the total acreage of the parcel, the amount of
acreage in each category of the Future Land Use Map,Tr3nsferable Development
'J3lue M3p (figure 3 3 of the TVC Element), the portion of the parcel from which
development rights are to be transferred, the multiplier identified for each transferable
development right, the appropriate conservation easement or deed restriction for the
sending area; the total TDR credits and number of dwelling units.
d. For those p3rcels less th3n 500 acres located outside of the USB that seek to transfer
a minimum of 90% of the tr3nsferable development rights from the property, a plan that
(1) notes the transferable development rights 3ttributed to the entire parcel, (2)
identifies the number of tr3nsferable development rights proposed to rem3in on the
site, (3) identifies the proposed multiplier, (1) calcul3tes the number of TOR credits
aV3ilable for tr3nsfer.
d.e. A title search of the sending site sufficient to determine all owners of the site and all
lien holders. Title insurance shall be required for any sending site on which a
Conservation Easement or Deed Restriction is recorded.
e.f:. A copy of the proposed Deed of Transferable Development Rights Credits and a copy
of the proposed Conservation Easement or Deed Restriction.
[§-; An Agreement of Conveyance for the development rights between the owner of the
development rights to be transferred and the purchaser of the transferable
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development rights. The agreement may be contingent upon approval of a final
subdivision plan for the receiving property.
9.:.R. Proof of previously severed transferable development rights, if the transferee proposes
to use transferable development rights which were previously severed from a tract in
the sending area.
2. The Growth Management Director shall review the application and determine if it is
complete. If the application is complete, the Director shall issue a Certificate of Filing to the
applicants.
3. Review and Approval for Conveyance of Transferable Development Rights.
a. Upon receiving a complete application, as required above, the Growth Management
Director shall determine the number of transferable development rights which can be
conveyed from the sending tract. The Growth Management Director shall also
determine, with the advice of the County Attorney and County Engineer, the sufficiency
of (1) the Conservation Easement or Deed Restriction, and (2) the Deed of
Transferable Development Rights. The Growth Management Director's determination
shall be provided to the applicants in a written Preliminary Certification of Transferable
Development Rights Credits. A final Certification of Transferable Development Rights
Credits shall be approved by the County Commissioners and recorded with the Clerk of
the Circuit Court along with the approved Conservation Easement.
b. Any appeals of the Preliminary Certification of Transferable Development Rights
Credits shall be made in accordance with the provisions of Section 11.11.00 of this
code.
c. For proposed developments that rely upon transferable development rights to increase
permitted dwelling units per acre beyond that of the base permitted density, no building
permit shall be issued until the County has been presented with a copy of the recorded
Deed of Transferable Development Rights and a copy of the recorded Conservation
Easement. The entity responsible for the administration, management, and maintenance
of the land set aside for the Open Space and Countryside of each new Town or Village
shall be identified as part of the subdivision approval.
d. St. Lucie County shall not approve the Deed of Transferable Development Rights Credits or
issue a Final Certification of Transferable Development Rights Credits until the County has
received evidence that the Conservation Easement or Deed Restriction has been duly
signed by all relevant parties and recorded with the Clerk of the Circuit Court.
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e. A transferee acquiring transferable development rights may donate or sell all or part of the
required Open Space and Countryside associated with a Town or Village to St. Lucie County
or to either a duly qualified conservancy or land trust that has received a 501 (c)(3)
designation from the Internal Revenue Service. The conservancy or land trust must be
approved by the County.
Section H. Conditions of the Conservation Easement or Deed Restriction.
1. The owner conveying transferable development rights shall perpetually restrict the use of the
sending site by a Conservation Easement or Deed Restriction. The Conservation Easement or
Deed Restriction shall be in a form approved by the St. Lucie County Attorney. The Conservation
Easement shall be used to restrict future use of the Open Space and Countryside to the following:
a. Agricultural uses;
b. Restored or Preserved Native habitat; or Environmentally Significant Land;
c. Flow Way System;
d. Community Parks, trails, or recreation areas;
e. Golf course (limited to 18 holes within a Town or Village);
f. Civic Spaces within a PTV including neighborhood parks, greens, squares, plazas, and
playgrounds provided they are publicly accessible in perpetuity.
The Deed Restriction shall be used to restrict the use of the parcel to the following:
a. A limited number of dwelling units;
b. Higher education;
c. Targeted industry;
d. Building Lots design::ltod for ·....orkforce housing;
d e. Civic Building Lots including schools, police stations, houses of worship;
e f. Parcels containing sites of archaeological or historical significance.
2. The Conservation Easement shall also reference and include a land and water
management plan.
3. Any Conservation Easement shall designate, as a third party beneficiary of the restrictions
imposed upon the sending property, St. Lucie County, a Conservancy approved by St. Lucie
County, or a land trust that has received a designation of 501 (c)(3) status from the Internal
Revenue Service and approved by St. Lucie County. Such restrictions shall be enforceable by the
County as a third party beneficiary.
4. If less than all of the transferable development rights are to be conveyed from the parcel, the
remaining number of transferable development rights shall be recorded by Deed Restriction
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acceptable to the County Attorney. All owners of the tracts from which transferable development
rights are conveyed shall execute the Deed Restriction or Conservation Easement. All lien holders
of the tract from which transferable development rights are conveyed shall execute a Subordination
Agreement to the Conservation Easement. The Subordination Agreement shall be recorded with
the Clerk of the Circuit Court. All owners of the sending site shall also provide title insurance.
Section I. Requirements of Open Space and Countryside Associated with Towns or Villages
Created through the Transfer of Development Rights
1. The owner applying transferable development rights to the development of a Town or
Village shall perpetually restrict the associated Open Space and Countryside by a Conservation
Easement or Deed Restriction. The Conservation Easement or Deed Restriction shall be in a form
approved by the St. Lucie County Attorney. The Conservation Easement shall be used to restrict
future use of the Open Space and Countryside to the following:
a. Agricultural uses;
b. Restored or Preserved Native habitat; or Environmentally Significant Land;
c. Flow Way System;
d. Community Parks, trails, or recreation areas;
e. Golf course (limited to 18 holes within a Town or Village);
f. Civic Spaces within a PTV including neighborhood parks, greens, squares, plazas, and
playgrounds provided they are publicly accessible in perpetuity.
The Deed Restriction shall be used to restrict future use of the parcel to the following:
a. Higher education;
b. Targeted industry;
c. Building Lots design3ted for workforce housing;
c a. Civic Building Lots including schools, police stations, houses of worship;
d e. Parcels containing sites of archaeological or historical significance.
2. The Conservation Easement shall also reference and include a land and water
management plan for the Open Space and Countryside portion of the Town or Village.
Section J. Value of Transferable Development Rights.
The monetary value of Transferable Development Rights is determined between buyer and
seller.
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Section K. Public Acquisition of Transferable Development Rights.
The County Commission may purchase development rights and may accept ownership of
transferable development rights through gift. Any such purchase or gift shall be accompanied by a
Conservation Easement or Deed Restriction, as specified in Section H of this Ordinance. The
County may re-sell, subject to the time limitation in Section D, or retire any transferable
development rights credits it has acquired.
Section L. Definitions.
The following definitions shall apply to this Section 4.04.05
Agricultural Research & Education Facilities: the agricultural uses and the associated
facilities including green houses, laboratories and field offices related to agricultural research
activities such as, but not limited to USDA, the Institute of Food and Agriculture Sciences
(IFAS), the St. Lucie Agricultural Research and Education Park and Harbor Branch
Oceanographic Institute.
Certificate of Filing: A document issued by the St. Lucie County to an applicant for a
development project indicating that a full and complete application has been submitted.
Conservation Easement: A legal document filed in the County's official property records,
placing limits on the use of a property. A deed restriction within the TVC extinguishes the right to
build homes on or subdivide residential lots from a sending property but allows other uses, such
as agriculture, drainage, low intensity recreation, and those described in the TVC element as
possible uses for the countryside and open space.
Deed Restriction: A legal document filed in the County's official property records, placing limits
on the use of a property. A deed restriction within the TVC required by this Section reduces the
right to build homes on or subdivide residential lots from a sending property or may restrict the
property to specific uses such as higher education, workforce housing, and those uses
described in the TVC elemont Overlav Zone as possible uses for the countryside and open
space.
Density: The number of dwellings that can be placed on a unit of land. Density is expressed as
the number of dwelling units per acre of land.
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Development Rights: The maximum amount of residential development that would be
permitted on a parcel of land under the applicable zoning and subdivision regulations.
Development rights are expressed as the maximum number of dwelling units per acre.
Dwelling Unit: A dwelling unit as defined in the TVC Overlay Zoning District may consist of a
single family detached house, a single family attached house, a condominium, or an apartment.
Encumber: The act of burdening a transferable development right with a financial liability, such
as pledging a transferable development right as security or collateral for a loan.
Receiving site: A parcel of land located within the TVC Overlav Zone Special Area Plan, to
which development rights may be transferred.
Redeem: The act of using transferable development rights to obtain density bonuses on
receiving properties. Once redeemed, transferable development rights can never be used again.
Sending site: A parcel of land located within the TVC Overlav Zone Special Area Plan (SAP)
from which development rights may be transferred.
Severed: The act of officially separating and retiring transferable development rights from
sending properties. This occurs after a conservation easement or deed restriction is recorded.
Title Search: A report issued by a title insurance or abstract company. In the Transfer of
Development Rights program, it ensures that landowners have a legal right to place a deed
restriction on their properties.
Transferable Development Rights Certificate: A document issued by St. Lucie County which
attests to the fact that transferable development rights are available for sale or use. It identifies
the number of transferable development rights, the current owner, and the originating parcel of
land from which the transferable development rights were severed. The certificate also includes
sections that must be completed whenever the transferable development rights are sold,
transferred, encumbered, or redeemed.
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4.04.06 DEFINITIONS
When used in Section 4.04 and Sections 3.01.03.EE through GG of this Code, the following
terms shall have the meanings ascribed to them. Terms defined in Chapter II of this Code shall
those same meanings.
ACCESSORY DWELLING:
One ancillary building that may contain an independent dwelling unit, limited in size, sharing
ownership and utility connections with a principal building on the same lot, typically located
in the rear of the lot.
AFFORDABLE:
Monthly rents or mortgage payments, including taxes, insurance, and utilities do not exceed
30% of the monthly income of the family.
AFFORDABLE HOUSING:
Rental or for-sale housing that is affordable to people earning 50%-80% of Area Median
Income.
AGRICUL TURE:
Farming: the cultivation of soil, production of crops, or raising of livestock.
ARCADE:
A series of piers topped by arches that support a permanent roof over a sidewalk.
AVERAGE DENSITY:
The average number of dwelling units per acre within the Net Developable Area. This
number is an average to allow denser development in the Core and Center transect zones
with development becoming less dense through the General and Edge zones.
BALCONY:
An open portion of an upper floor extending beyond a building's exterior wall that is not
supported from below by vertical columns or piers.
BUILDING FRONTAGE:
The percentage of the total width of a lot which is required to be building wall, measured
where the front yard ends and the front of the building begins.
CENTER:
One of the four neighborhood zones that make up a cross-section or transect of a Town or
Village. The Center transect zone is the second most intensely occupied zone in a
neighborhood, with a wide range of uses in detached and attached buildings. See Section
4.04.02.B.
CIVIC BUILDING:
Civic buildings contain uses of special public importance. Civic buildings include, but are
not limited to, municipal buildings, churches, libraries, schools, day care centers, recreation
facilities, and places of assembly. Civic buildings do not include retail buildings, residential
buildings, or buildings with private offices.
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CIVIC SPACE:
Civic spaces are open areas dedicated for public use. Typical civic spaces include
neighborhood parks, greens, squares, plazas, and playgrounds.
CIVIC USE:
The use of land or buildings by not-for-profit organizations primarily for governmental,
educational, artistic, cultural, social, or religious purposes. Civic uses may be outdoors (in
civic spaces), in civic buildings, or in buildings with other uses.
CLOSE:
A small green area surrounded by a driveway that provides vehicular access to several
buildings and performs the same function as a cul-de-sac.
COLONNADE:
Similar to an arcade except that it is supported by vertical columns without arches.
COMMUNITY DEVELOPMENT DISTRICT (CDD):
A unit of the government classified as an independent special district governed by a board
composed of landowners within the district. A CDD is created pursuant to Florida Statutes
and has the power to assess ad valorem taxes upon the lands in the district and special
assessments in order to provide services required to develop the land, such as road
building, water and sewer facilities, drainage, conservation and mitigation areas, parks, and
other recreational facilities.
COMMUNITY STEWARDSHIP ORGANIZATION (CSO):
Not-for-profit organization dedicated to education and conservation efforts that benefit both
development and the community.
CONVENIENCE CENTER:
A collection of small stores servicing a range of daily needs from dry cleaning to baked
goods, ranging between 3,000 - 80,000 square feet in size, located along an important
thoroughfare, between two neighborhoods, serving the daily needs of two to three
neighborhoods.
CORE:
One of the four neighborhood zones that make up a cross-section or transect of a Town or
Village. The Core transect zone is the most intensely occupied zone in a neighborhood,
with mostly attached buildings that create a continuous street facade within walking
distance of surrounding residential areas. See Section 4.04.02.B.
COUNTRYSIDE:
Land, including natural habitat, agriculture, community recreation areas and similar uses,
required to be set aside as open and unobstructed to the sky in perpetuity, but not including
rights-of-way dedicated for streets, roads, or alleys. For purposes of this Code, the
Countryside is divided into two transect zones, the Fringe zone which adjoins
neighborhoods or other public spaces and Rural zone which does not adjoin
neighborhoods.
COUNTRYSIDE TRACT:
A parcel of land dedicated to Countryside uses. See Section 3.01.03.EE.2.0.
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COUNTRYSIDE USES:
Land in the Countryside as defined in this Code may be used only for purposes described
in Section 3.01.03.EE.2.0.
EDGE:
One of the four neighborhood zones that make up a cross-section or transect of a Town or
Village. The Edge transect zone has larger lots for detached homes and provides a physical
change between the remainder of the neighborhood and the adjoining countryside. See
Section 4.04.02.B.
ENVIRONMENTALLY SIGNIFICANT LAND:
Land identified as Environmentally Significant andlor ranked as A, B or C on the County's
Native Habitat Inventory Map, as those may change from time to time.
FLOW WAY SYSTEM:
The land and water areas that together will comprise a continuous water management
system for the TVC area. This system will provide water storage and attenuation to manage
stormwater before it discharges into the Indian River Lagoon. This regional system will be
created incrementally as it expands, supplements, or modifies the existing canal network in
order to restore more natural discharge patterns.
FRINGE:
One of the two countryside zones that make up a cross-section or transect of a Town or
Village. The Fringe transect zone is the first layer of the Countryside that provides a
harmonious transition between neighborhoods and the Rural transect zone. See Section
4.04.02.B.
GENERAL:
One of the four neighborhood zones that make up a cross-section or transect of a Town or
Village. The General transect zone is usually the largest part of a neighborhood with a mix
of detached homes and some multifamily buildings, typically separated from the street with
front yards. See Section 4.04.02.B.
GREENWAY:
A narrow or wide corridor of open space managed for natural resource conservation andlor
recreation.
HIGHER EDUCATION:
Education institutions operated by the state university system, state department of
education, or private accredited institutions providing post-secondary, vocational, or other
specialized forms of learning.
HIGHWAY SERVICE RETAIL:
Vehicular-oriented retail such as gas stations, motels, and fast food restaurants.
LANE:
A right-of-way for service access to the back of properties, similar to an alley but less urban
in character.
LINER BUILDING:
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A building or portion of a building constructed in front of a parking garage, cinema,
supermarket etc., to conceal large expanses of blank wall area and to face the street space
with a facade that has ample doors and windows opening onto the sidewalk.
L1VE/WORK BUILDING:
An attached building that can accommodate residential use, business use, or a combination
of the two within individually occupied units. These uses may occur on any story of a
Iivelwork building.
LOCAL STORE:
Typically a single proprietor establishment, the average size is 500 - 2,000 square feet.
Local stores are located in either the within or along the edge of a neighborhood and
typically serve one neighborhood. Either residential or office uses are appropriate above the
ground level retail. Local stores are not expected to expand in size over time.
MIXED-USE:
Combining two or more of the following uses: retail, commercial, and residential within the
same building or on the same site.
MIXED-USE BUSINESS DISTRICT:
An area that due to its location has the development potential to specialize in terms of
accommodating significant business functions. The area within the TVC Overlay Zone
between Interstate 95 and the Florida Turnpike desiQnated MXD on the Future Land Use
Map of the St. Lucie County Comprehensive Plan is appropriate for such a district. A Mixed-
Use Business District should include a variety of uses and is encouraged to provide a place
for office complexes that would not be compatible in neighborhoods. Land located v:ithin
the Mixed Use Business District may also develop pursuant to the density and intensity
established by the Transferable Development Value Map (Figure 3 3 of the St. Lucie
County Comprehensive Plan) and otherwise in accordance 'Nith the Goals, Objectives and
Policies of the TVC Element. Mixed Use Business Districts are depicted on the North St.
Lucie County General Workplace Plan (Figure 3 16 and Objoctive 3.1.10 of the St. Lucie
County Comprehensive Plan).
NEIGHBORHOOD:
The basic building block of all new development within the TVC, generally ranging in size
from 80 to 150 acres (not including land set aside for the Countryside component), scaled
upon a radius of approximately Yt mile and containing a mix of uses that include residential,
retail, office, civic and recreation spaces to support the daily needs of its residents within
walking/bicycling/wheelchair distance.
NEIGHBORHOOD CENTER:
Larger than a Convenience Center, the Neighborhood Center averages 100,000 square
feet in size and is anchored with a grocery store. The Neighborhood Center is located at the
intersection of two important roads and serves the daily needs of three to four
neighborhoods.
NET DEVELOPABLE AREA:
The land area remaining for neighborhood development once the acreage requirement for
Countryside has been achieved (see Section 3.01.03.EE.2.b).
OPEN SPACE:
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Land that is dedicated to Countryside including natural habitat, agriculture, and recreational
parks, or usod to fulfill other county objectives (see TVC Eloment Policy 3.1.5.1).
PLANTING STRIP:
Grassy strip of land that accommodates rows of street trees, usually located between the
edge of a travel lane and the sidewalk. In urban areas, the planting strip often consists of
trees planted in tree wells recessed into the sidewalk rather than planted on a grassy strip.
PORCH:
An elevated, roofed, and unwalled platform on the facade of a building. Porches are
supported from below by vertical columns or piers, and have sufficient depth to allow
outdoor seating without interfering with any entry functions of the porch.
PORTE COCHERE:
A roofed porch or portico-like structure extending from the side entrance of a building over
an adjacent driveway to shelter those getting in or out of vehicles. A porte cochere differs
from a carport in that it is not used to cover parked vehicles.
REGULATING PLAN:
A type of site plan or a supplement to a site plan for a proposed development in the TVC
Overlay that must be submitted to St. Lucie County under certain conditions. A regulating
plan identifies proposed transect zones, lot types, and street types. A regulating plan
defines the character of the proposed development and, if approved, becomes an integral
part of the development approval. See Section 3.01.03.EE.3.
RURAL:
One of the two countryside zones that make up a cross-section or transect of a Town or
Village. The Rural transect zone is further from neighborhoods and contains the full range
of permitted agricultural, recreational, and open space uses. See Section 4.04.02.B.
SETTLEMENT PRINCIPLES:
The guidelines for development est3blished in Policy 3.1.'1.2 of the St. Lucie County
Comprehensive P13n.
SPECIALIZED DISTRICT:
A transect zone that accommodates development types or forms that are not fully
integrated with adjoining neighborhoods. See Section 3.01.03.GG.
STOOP:
A staircase on the facade of a building, usually constructed of concrete or stone, that leads
either to a small unwalled entrance platform or directly to the main entry door.
STORY:
That portion of a building or structure included between the upper surface of a floor and the
lower surface of the ceiling or exposed roof next above. Each mezzanine that exceeds the
percentage of floor area for a mezzanine defined in the Florida Building Code is counted as
a story for the purposes of measuring height. Each story used exclusively for parking
vehicles is also counted as a story. Space within a roofline that is entirely non-habitable
shall not be considered to be a story.
TARGETED INDUSTRY:
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Businesses identified by the St. Lucie County Growth Management Department in
conjunction with the Economic Development Council as desirable to promote job growth in
the County. Such businesses are set forth every two years as eligible for the Job Growth
Investment Grant Program and include a wide range of commerce; approval by the Board
of County Commissioners is required when proposed in the TVC area. See Section
3.01.03.EE.2.r.
TDR CREDITS:
Credits that are created when the unused transferable development rights of a property
receive a multiplier. One credit may be eligible to secure one additional dwelling unit of
density when applied to a qualified development.
TO'.ÞJN:
T'.~.(o or more neighborhoods in the Countryside.
TOWN CENTER:
Town Centers are an open-air collection of core retailers, typically a minimum of 200,000
square feet, serving approximately 25,000 persons with a primary trade area of 6 to 10
miles. Tenants include multiple anchors, shops, movie theaters, a grocery store,
department store, bookseller, restaurants, boutiques, residential units and possibly a hotel.
A Town Center distinguishes itself from conventional open-air centers by including a variety
of residential types, office and civic uses. The Town Center could ultimately evolve into
areas served by mass transit with higher densities. Appropriate locations are along major
thoroughfares close to an interstate interchange or within downtown areas.
TRANSECT ZONE:
A distinct category of physical form ranging from the most urban to the most rural of human
habitats. This code defines four neighborhood transect zones: Core, Center, General, and
Edge; two Countryside transect zones: Fringe and Rural; and a Specialized District transect
zone. See Sections 4.04.02.B and 3.01.03.GG
TRANSFERABLE DEVELOPMENT VALUE:
The density and intensity designated on a property by the Transferable Development Value
Map.
TRANSITIONAL AREAS:
A defined area near St. Lucie Boulevard and Kings High'Nay as shown on the North St.
Lucie County General VVorkpl3ce Plan (Figure 3 16 and Objective 3.1.10 of the St. Lucie
County Comprehensive Plan).
TVC ELEMENT:
The Towns, Villages and Countryside Element of the St. Lucie County Comprehensive
P-kffi.:.
TVC OVERLAY ZONE:
See Section 4.04.02.
URBAN SERVICES:
Potable water supply and distribution; sanitary sewer collection, treatment, and disposal.
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VILLAGE:
One neighborhood in the Countryside.
VILLAGE CENTER:
A Village Center is 80,000 - 140,000 square feet and has tenants similar to those in a
Neighborhood Center and may include hotels or motels. Village Centers are located at an
intersection of two important thoroughfares and serve four to five adjacent neighborhoods.
WAREHOUSE TYPE:
Often associated with discount or home improvement retail, typically located along heavily
traveled roads or rail corridors.
WORKFORCE HOUSING:
Housing that is affordable to families earning from 80% to 120% of the Area Median
Income. Area Median Income is based on the most recent figures for the Port St. Lucie-Fort
Pierce Metropolitan Statistical Area as reported annually by the United States Department
of Housing and Urban Development. Area Median Income data is available from the St.
Lucie County Department of Growth Management.
4.04.07 PERFORMANCE MONITORING
St. Lucie County will monitor and evaluate the performance of the TVC Element of the
Comprehensive Plan, including the perf-ormance of these implementing regulations, to include at
least the following performance measures:
A. DEVELOPMENT PLJ\NS IN TVC OVERLAY:
1. Acres of land rezoned to PTV, PCS, and PRW
2. Acres of land rezoned to other zoning districts
3. Net developable area of each approved Town and Village
4. Number of proposed residentiol units in each approved Town and Village
5. Number of proposed residential units that were approved as 'Norkforce housing
B. OPEN SPACE AND COUNTRYSIDE:
1. Acres of land designated as Countryside
2. Mapping of Countryside acreage to illustrate its size and contiguity
3. Acres of land credited as Open Space components through PTV zoning
4. Acres of land designated for the Flow Way System through PTV zoning
5. Mapping of Flow Way System acreage to illustrate its contiguity and its relationship to
existing drainage canals
C. TRP,NSFERI\BLE DEVELOPMENT CREDITS:
1. Acres of land from which residential development rights have been transferred
2. Number of TDR credits that have been created
3. Number of TDR credits that have been applied to construct residential units
D. FUTURE STREET NEn^!ORK:
1. Mapping of street network o'.'erbid on conceptual TVC Street Net'.vork for 2030 (see
Figure 4 12)
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Section 3.00.01 "Zoning Districts Established" of the Land Development Code is
amended as follows (underlined words are added; struck through words are deleted):
3.00.01 ZONING DISTRICTS ESTABLISHED
In order to carry out the goals and policies of the St. Lucie County Comprehensive Plan and the
purposes of this Code, the following zoning districts are hereby created:
A. AG-1 Agricultural - 1 R. CO Commercial Office
B. AG-2.5 Agricultural - 2.5 S. CG Commercial, General
C. AG-5 Agricultural - 5 T. IL Industrial, Light
D. RlC Residential/Conservation U. IH Industrial, Heavy
E. AR-1 Agricultural, Residential - 1 V. IX Industrial, Extraction
F. RE-1 Residential, Estate - 1 W. U Utilities
G. RE-2 Residential, Estate - 2 X. I Institutional
H. RS-2 Residential, Single-Family - 2 Y. RF Religious Facilities
I. RS-3 Residential, Single-Family - 3 Z. RVP Recreational Vehicle Park
J. RS-4 Residential, Single-Family - 4 AA. HIRD Hutchinson Island
Residential District
K. RMH-5 Residential, Mobile Home - 5 BB. PUD Planned Unit Development
L. RM-5 Residential, Multiple-Family - 5 CC. PNRD Planned Non-Residential
Development
M. RM-7 Residential, Multiple-Family - 7 DD. PMUD Planned Mixed Use Development
N. RM-9 Residential, Multiple-Family - 9 EE. PTV Planned Town or Villaqe
O. RM-11 Residential, Multiple-Family - 11 FF. PCS Planned Country Subdivision
P. RM-15 Residential, Multiple-Family - 15 GG. PRW Planned Retail/Workplace
Q. CN Commercial, Neighborhood
ORDINANCE 07-055 ADOPTED 11.20.07.doc
11/26/2007
31
Section 3.01.03 "Zoning Districts" of the Land Development Code is amended to create
new sections 3.01.03.EE, 3.01.03.FF, and 3.01.03.GG as follows. Language that is not
underlined is identical to Ordinance 06-017 (which will take effect on the same date when the
Towns, Villages and Countryside Comprehensive Plan amendments take effect). Language that
is struck through is contained in Ordinance 06-017 but is not being adopted by Ordinance 07-
055. Language that is underlined is not contained in Ordinance 06-017 but is being adopted on
an interim basis by Ordinance 07-055.
3.01.03 ZONING DISTRICTS
EE. PTV (PLANNED TOWN OR VILLAGE)
1. PURPOSE
The Planned Town or Village (PTV) district provides a specialized zoning district to
expedite county approval of a Town or Village on land designated TVC on the Future
L:md Use Map of the St. Lucie County Comprehensive Plan within the TVC Overlay
Zone.
2. STANDARDS AND REQUIREMENTS
Standards and requirements for Planned Town or Villages shall be as follows:
a. DESIGN CONCEPTS FOR TOWNS AND VILLAGES
Towns and Villages use the principles of traditional neighborhood design to create
a sustainable growth pattern characterized by a mix of uses, building types, and
income levels on a pedestrian-friendly block and street network. Each Town and
Village also preserves a significant amount of Countryside that includes viable
agriculture, public open space, and environmental preservation and restoration.
Design concepts for Tov.'ns and Vilklges arc described further in the TVC Element
of the St. Lucie County Comprehensive Plan, which cont3ins specific settlement
principles which must be follo'Ned in the design of ne'N neighborhoods.
b. OVERALL REQUIREMENTS FOR TOWNS AND VILLAGES
(1) Each Town consists of two or more neighborhoods and adjoining Countryside
and must meet the following requirements:
SIZE:
Minimum p3rcel size for 3 Town outside USB:
Minimum parcel size for a Town inside USB:
Maximum parcel size:
625 acres
225 acres
nla
OPEN SPACE & COUNTRYSIDE:
Open Sp3ce & Countryside required outside USB: 60% (50% Countryside min.)
Open Space & Countryside required inside USB: 40% (40% Countryside min.)
DENSITY REQUIRED IN NET DEVELOPABLE AREA:
Minimum average density required if inside USB: 6 DUlacre
Minimum 3ver3ge density required if outside USB: 5 DU/3cre
ORDINANCE 07-055 ADOPTED 11.20.07.doc 11/26/2007
32
(2) Each Village consists of one neighborhood and adjoining Countryside and must meet the
following requirements:
SIZE:
Minimum p:lrcel size for a Village outside USB:
Minimum parcel size for a Village inside USB:
Maximum parcel size:
500 acres
110 acres
624 acres
OPEN SPACE & COUNTRYSIDE:
Open Space & Countryside required outsido USB: 75% (65% Countryside
mifY
Open Space & Countryside required inside USB: 40% (40% Countryside min.)
DENSITY REQUIRED IN NET DEVELOPABLE AREA:
Minimum average density required: 5 DUlacre
(3) Regional roadways are thoroughfares provided as links of tho Future Street Net'l.'ork
(Figure 3 15 of the TVC Element). The right-of-way of a rogional roadway located
within a neighborhood of a Town or Village is counted as part of the Net Developable
Area and is included in the minimum average density requirement. The right-of-way of
a regional roadway located outside of a neighborhood of a Town or Village is
considered part of the Net Developable Area, but is not included in the calculation of
the minimum average density requirement. Regional r Roadways are not counted
toward the required amount of Open Space or Countryside.
(4) For details on computing the minimum Open Space and Countryside percentages, see
Section 3.01.03.EE.2.0. Civic Building Lots, including those used for public schools,
that are located within the net developable area of a Town or Village are not included in
the calculation of the required minimum average density.
c. TRANSECT ZONES GENERALLY
(1) Transect zones.
All land within each PTV must be allocated to one of the six transect zones described
below. Each transect zone controls allowable street types and lot types, which then
control the placement and intensity of buildings and other uses of land. Each
neighborhood may be comprised of the following Neighborhood transect zones:
i. Core
ii. Center
iii. General
iv. Edge
The Countryside surrounding neighborhoods must be allocated to the following
Countryside transect zones:
v. Fringe
vi. Rural
The general standards for each transect zone are described in Section 3.01.03.EE.2.d.
(2) Transect assignment concepts.
ORDINANCE 07-055 ADOPTED 11.20.07.doc
11/26/2007
33
Each PTV application must include a regulating plan that clearly identifies the
proposed allocation of transect zones within the entire Town or Village and adjoining
Countryside on the same parcel (see Section 3.01.03.EE.3). The allocation of
transect zones is intended to ensure variety and mixture of use and lot types in
neighborhoods and to delineate the Countryside that will be permanently protected
after development of the Town or Village. The following general guidelines shall be
followed when proposing transect zones:
i. Generally, a neighborhood has more intensity (Core or Center) in the center
less intensity (General or Edge) at the extremes.
II. When the neighborhood is adjacent to a busy street or highway, or adjacent to
an established urban area, the transect zones with greater intensity (Core or
Center) may adjoin that highway or urban area.
iii. Similar uses should face across streets; changes in transect zones should
generally occur along rear or side lot lines rather than along streets.
IV. The character of the neighborhood is determined by the transect zones of
which it is comprised; neighborhoods vary in character internally. Some
neighborhoods may be more intense and have a higher percentage of Core and
Center while others may have a higher percentage of General and Edge.
However, each neighborhood must meet the percentage requirements set forth
below.
v. When a new neighborhood will adjoin an existing development, existing
agriculture, or an existing or approved neighborhood, the new neighborhood
should establish similar transect conditions (such as Core aligning with Core or
Center, and Rural aligning with Rural) to ensure compatibility. Transect
juxtapositions may be approved by St. Lucie County where natural conditions
warrant them or where alignment of similar transect conditions would be
inappropriate.
(3) Transect assignment percentages.
Each proposed regulating plan must allocate transect zones within the following
percentage ranges. An applicant may propose minor variations on these
percentages during the PTV rezoning process based upon site-specific constraints
and compliance with the intent of the TVC Element and this Code. The Board of
County Commissioners shall decide whether to accept, modify, or reject such
variations during the approval process.
i. CORE: for Villages, no minimum; for Towns, 1 % of each neighborhood
minimum; 10% maximum in any neighborhood.
ii. CENTER: 5% of each neighborhood minimum; 30% maximum.
iii. GENERAL: 30% of each neighborhood minimum; 60% maximum.
iv. EDGE: 10% of each neighborhood minimum; 45% maximum.
v. FRINGE: no minimum; maximum 30% of Countryside
vi. RURAL: see Section 3.01.03.EE.2.b
d.STANDARDSFOREACHTRANSECTZONE
The general standards for each transect zone are described below.
ORDINANCE 07-055 ADOPTED 11.20.07.doc
11/26/2007
34
(1) "CORE" TRANSECT ZONE
PURPOSE: Development is most intense in
the Core, the most urban of the transect zones.
Buildings are normally attached and built along
the front property line, creating a continuous
street façade to increase walkability. Commercial
and civic uses are anticipated in the Core; a mix
of apartments and livelwork buildings constitute
the residential component. Core zones must be
within walking distance of surrounding residential
areas.
PERMITTED LOT TYPES in the Core transect
zone (refer to Section 3.01.03.EE.2.e):
· Mixed-Use Building Lot
· Retail Building Lot
· Apartment Building Lot
· Live/Work Building Lot
· Civic Building Lot
BUILDING FORM AND PLACEMENT ON LOTS
for the Center transect zone: refer to Section
3.01.03.EE.2.f.
DEVELOPMENT STANDARDS for the Core
transect zone: refer to Section 3.01.03.EE.2.g.
PERMITTED USES for the Core transect zone:
permitted uses are determined by lot type -- refer
to Section 3.01.03.EE.2.h.
ALLOWABLE STREET TYPES in the Core
transect zone (refer to Section 3.01.03.EE.2.i):
· Main Street
· Boulevard
· Avenue
· Alley
· Trail
STREETSCAPE STANDARDS for the Core
transect zone: refer to Section 3.01.03.EE.2.j.
ORDINANCE 07-055 ADOPTED 11.20.07.doc
CORE TRANSECT ZONE
HIGHLIGHTED ON
MODEL REGULATING PLAN:
35
11/26/2007
(2) "CENTER" TRANSECT ZONE
PURPOSE: A wide range of uses is expected and
encouraged in the Center, which should be compact
and contain both attached and detached buildings.
Multi-story buildings accommodate a mix of uses such
as apartments or offices over shops. Lofts (flexible
spaces that can be used for either living or working
space) and buildings designed for changing uses over
time are also appropriate for the Center. Center zones
must be within walking distance of surrounding
residential areas.
PERMITTED LOT TYPES in the Center transect zone
(refer to Section 3.01.03.EE.2.e):
· Mixed-Use Building Lot
· Retail Building Lot
· Apartment Building Lot
· Live/Work Building Lot
· Apartment House Lot
· Rowhouse Lot
· Cottage House Lot
· Sideyard House Lot
· Civic Building Lot
BUILDING FORM AND PLACEMENT ON LOTS for
the
Center transect zone: refer to Section 3.01.03.EE.2.f.
DEVELOPMENT STANDARDS for the Center transect
zone: refer to Section 3.01.03.EE.2.g.
PERMITTED USES for the Center transect zone:
permitted uses are determined by lot type -- refer to
Section 3.01.03.EE.2.h.
ALLOWABLE STREET TYPES in the Center transect
zone (refer to Section 3.01.03.EE.2.i):
· Main Street
· Boulevard
· Avenue
· East/West Street
· NorthlSouth Street
· Alley
· Lane
· Trail
STREETSCAPE STANDARDS for the Center transect
zone: refer to Section 3.01.03.EE.2.j.
ORDINANCE 07-055 ADOPTED 11.20.07.doc
36
CENTER TRANSECT ZONE
HIGHLIGHTED ON
MODEL REGULATING PLAN:
11/26/2007
(3) "GENERAL" TRANSECT ZONE
PURPOSE: The General zone is the largest
area of most neighborhoods. It is residential in
character with a mix of housing types including
single family attached and detached homes and
multi-family units. Homes located in the General
zone are normally set back from the front
property line to allow a front yard with a porch or
stoop; lots often have private rear yards.
PERMITTED LOT TYPES in the General transect
zone (refer to Section 3.01.03.EE.2.e):
· Apartment Building Lot
· Live/Work Building Lot
· Apartment House Lot
· Rowhouse Lot
· Cottage House Lot
· Sideyard House Lot
· House Lot
· Civic Building Lot
BUILDING FORM AND PLACEMENT ON LOTS
for the General transect zone: refer to Section
3.01.03.EE.2.f.
DEVELOPMENT STANDARDS for the General
transect zone: refer to Section 3.01.03.EE.2.g.
PERMITTED USES for the General transect
zone: permitted uses are determined by lot type -
- refer to Section 3.01.03.EE.2.h.
ALLOWABLE STREET TYPES in the General
transect zone (refer to Section 3.01.03.EE.2.i):
· Boulevard
· Avenue
· East/West Street
· North/South Street
· Lane
· Trail
STREETSCAPE STANDARDS for the General
transect zone: refer to Section 3.01.03.EE.2.j.
ORDINANCE 07-055 ADOPTED 11.20.07.doc
GENERAL TRANSECT ZONE
HIGHLIGHTED ON
MODEL REGULATING PLAN:
11/26/2007
37
(4) "EDGE" TRANSECT ZONE
PURPOSE: The Edge zone is single-family
residential in character with a lower density of homes
than other parts of the neighborhood. Edge zones
are bounded by the beginnings of rural, natural, or
open-space features such as pasture, groves, forest,
lake, meadow, or golf course. These features provide
a physical change that defines the neighborhood.
PERMITTED LOT TYPES in the Edge transect zone
(refer to Section 3.01.03.EE.2.e):
· House Lot
· Estate Lot
· Civic Building Lot
BUILDING FORM AND PLACEMENT ON LOTS for
the Edge transect zone: refer to Section
3.01.03.EE.2.f.
DEVELOPMENT STANDARDS for the Edge
transect zone: refer to Section 3.01.03.EE.2.g.
PERMITTED USES for the Edge transect zone:
permitted uses are determined by lot type -- refer to
Section 3.01.03.EE.2.h.
ALLOWABLE STREET TYPES in the Edge transect
zone (refer to Section 3.01.03.EE.2.i):
· East/West Street
· North/South Street
· Edge Drive
· Parkway
· Lane
· Trail
STREETSCAPE STANDARDS for the Edge transect
zone: refer to Section 3.01.03.EE.2.j.
ORDINANCE 07-055 ADOPTED 11.20.07.doc
38
EDGE TRANSECT ZONE
HIGHLIGHTED ON
MODEL REGULATING PLAN:
(5) "FRINGE" TRANSECT ZONE
PURPOSE: The Fringe zone is the first layer of the
Countryside that provides a harmonious transition
between neighborhoods and the Rural transect zone.
The resulting landscape is typically more manicured
and includes uses that are compatible with adjoining
neighborhoods such as open spaces, recreational
uses, and limited agricultural uses.
PERMITTED LOT TYPES in the Fringe transect zone
(refer to Section 3.01.03.EE.2.e):
· Estate Lot (limited, see footnote to Table 3-2)
· Civic Building Lot
· Countryside Tract
BUILDING FORM AND PLACEMENT ON LOTS for
the
Fringe transect zone: refer to Section 3.01.03.EE.2.f.
DEVELOPMENT STANDARDS for the Fringe transect
zone: refer to Section 3.01.03.EE.2.g.
PERMITTED USES for the Fringe transect zone: refer
to Section 3.01.03.EE.2.0.
ALLOWABLE STREET TYPES in the Fringe transect
zone (refer to Section 3.01.03.EE.2.i):
· Boulevard
· Parkway
· Trail
STREETSCAPE STANDARDS for the Fringe transect
zone: refer to Section 3.01.03.EE.2.j.
ORDINANCE 07-055 ADOPTED 11.20.07.doc
39
FRINGE TRANSECT ZONE
HIGHLIGHTED ON
MODEL REGULATING PLAN:
11/26/2007
(6) "RURAL" TRANSECT ZONE
PURPOSE: The Rural zone is the second layer of
the Countryside that does not adjoin neighborhoods.
Land uses in the Rural zone encompass the full range
of permitted agricultural, recreational, and open space
uses.
PERMITTED LOT TYPES in the Rural transect zone
(refer to Section 3.01.03.EE.2.e):
· Countryside Tract
BUILDING FORM AND PLACEMENT ON LOTS for
the Rural transect zone: refer to Section
3.01.03.EE.2.f.
DEVELOPMENT STANDARDS for the Rural transect
zone: refer to Section 3.01.03.EE.2.g.
PERMITTED USES for the Rural transect zone: refer
to Section 3.01.03.EE.2.0.
ALLOWABLE STREET TYPES in the Rural transect
zone (refer to Section 3.01.03.EE.2.i):
· Boulevard
· Parkway
· Trail
STREETSCAPE STANDARDS for the Rural transect
zone: refer to Section 3.01.03.EE.2.j.
ORDINANCE 07-055 ADOPTED 11.20.07.doc
40
RURAL TRANSECT ZONE
HIGHLIGHTED ON
MODEL REGULATING PLAN:
e. LOT TYPES
(1) Each neighborhood must contain a mixture of lot types to provide a variety of uses and
diverse housing options within the neighborhood. Differing lot types may be placed
back-to-back on a single block to provide harmonious transitions between lot types. Lot
types should be selected to provide buildings of like scale and massing on opposite
sides of streets. Each neighborhood must contain at least one Mixed-Use or Retail
Building Lot. Each neighborhood must contain at least three Civic Building Lots; one
civic building must be constructed within two years after development commences.
(2) The following lot types may be assigned within the corresponding transect zones as
shown in the following matrix. An applicant may propose additional lot types during the
PTV rezoning process provided the lot types comply with the intent of the TVC Element
Overlav Zone; the Board of County Commissioners shall decide whether to accept,
modify, or reject such additional lot types during the approval process.
Transect zones
Country- Neig:hborhoods
side
- "'-
Q) c:
¡:a en Q) Q) Q)
"'- en Q) .... "'-
:::l c: " c: c: 0
0::: .1:: W <lJ <lJ u
Lot Types u.. C) u
Mixed-Use Building Lot X X
Retail Building: Lot X X
Apartment Building: Lot X X X
Live/Work Buildi ng: Lot X X X
Apartment House Lot X X
Rowhouse Lot X X
Cottag:e House Lot X X
Sideyard House Lot X X
House Lot X X
Estate Lot'" X* X
Civic Bui Iding Lot X X X X X
Countryside Tract X X
.. Estate Lots in Fringe transect zones are limited to a maximum of 5%
of the land area for pen Space and Countryside components; the
allowance for these lots must be acquired by TOR Credits transferred
from an off-site eligible sending site (see Section 4.04.05).
f. BUILDING FORM AND PLACEMENT ON LOTS
The primary entrance of every building must directly face a street, a square, a park, a plaza, or
a green. The proper building placement is illustrated below for each lot type, along with
additional regulations plus illustrations of some of the lot size and dimensional requirements
from Table 3-1
ORDINANCE 07-055 ADOPTED 11.20.07.doc
11/26/2007
41
(1) Mixed-Use Building Lot (MU)
Tl1eliiu'ua!ilœm!:JllntmtfLliQID.e..QltlleJ.Q.L$.ÏD.lIDdJ,limenitoIDlI.IlKlUiœmenÞ..frQm.IiÞI~m:!~1....itnd:J~;t
HEIGHT:
1
8' min fin. floor to
fin. ceiling
8' min fin floor
to fin. cellìng
3rd
story
æ x
5 CII
1íi E
~¡g
N
2nd
story
8' min. fin. floor
to fin. ceiling
1S1
story
12' min fin. floor
to fin. ceiling
BUILDING PLACEMENT:
<Ii 0) I
£: £:
.~ ~
25 ~ ;.(
· J: !ll
· ~~ l- E
·
I- º g
Z 0.... s:
0 ~¿
rr is 0 1-.9
LL £2 0-
· c ...J"<T
: ~ N
.... E ¡
~ .~
~(l)
t'\l f:
,g 8
Q.....r
c:
( ) 0
~~
...
ro
~
~
'An awning. balcony,
OJ: colonnade/arcade
is required· See
Section 3.0103 EE
2.g(8ì for require-
ments
Residential uses
may not be placed in
the 1st story
-'---'----------,
I
I
Parking in Rear I
I
I
:
Õ:::
«
w
ct
·
·
·
_ lot line . _ _ . _ . _ . _ . _ . -.I
lBUILDING FRONTAGE shall be 80% to 100% of the lot frontage as meas-
ured from side property line to side property line at the front property line.
PRECEDENTS & CHARACTER EXAMPLES:
51. Lucie COl/nty Land Developmenl Code
ORDINANCE 07-055 ADOPTED 11.20.07.doc
".ddilions to axle as adopted on 5!3{)J06
11/26/2007
42
(2) Retail Building Lot (RB)
These diagrams illustrate some of the lot size and dimensional requirements from Tables 3·1 and 3-3.
HEIGHT:
-An awning.
porch. balcony. !ìl.
colonnade/arcade
is required - See
Section 3 01.03
EE 2.9(8) for
requirements
porch, baleony or
colonnade
t
habitable mlics
count as e story
16' min. fin finor
to fin ceíllng
BUILDING PLACEMENT:
·
·
·
I-
Z
o
0.:
u..
·
-t
¡!:c
0(0
~?
I-~
o
-.I
t
t
r--.-'-.-----'-.' Jothne 1_'_'_____'______'"
.
.t::.
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....
o
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Parking in Rear
.
.
èr:
L?j
£'
:
-, - '1 ~U::=~~:::'~'8~~ ro 1:'m ~ ~~~g. ~ ~
ured from side property line to side property line at the front property line.
PRECEDENTS & CHARACTER EXAMPLES:
SL Lucie Counr{ Land Development Code
Additions to code as adopte·d on 5130,100
ORDINANCE 07-055 ADOPTED 11.20.07.doc
11/26/2007
43
(3) Apartment Building Lot (AB)
HEIGHT:
The.. diagrams illustrate some of the lot size and dimclnsjonal requirements from Tables 3·1 and 3-3,
stoop and average
finished floor
elevation: 30" min,
. 1
§ ~
in E
""'0
lS)
N
4th
story
to
3rd
story
8' min, fin floor to
fin, ceiling
8' min. fin. floor
to fin. ceìlìng
"An awning. balcony
su colonnade/arcade
is optional.. See
Section 301 03 EE
29(8) fer require-
ments
·Acœssory unit
is. not permitted
"Detached
Garage may be 1
story maximum.
2nd
story
8' mìn. fin. floor
to fin ceíhng
BUILDING PLACEMENT:
·
·
·
.....
Z
o
a::
u...
t
~~
E-e
IJ) ell
.co.
:!2a¡
;J ....
0-
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t'll_
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2'~
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l-c
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g~ (Ii
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j
'-'-'-'-'-----'1
·
I
·
I
·
I
·
I
I
Parking in Rear; may be in
accessory structure.
t
.
r:r
l1í
r:r
.
t
_ lot line f. _ .. _ to _ . _ . _ . -I
lBUILDING FRONTAGE shall be 80% to 100% of the lot frontage as meas-
ured from side property lína. to side plCpeny line at the front property line
Forecourts are permissible
PRECEDENTS & CHARACTER EXAMPl.ES:
SL Lucie County Land Development Code
ORDINANCE 07-055 ADOPTED 11.20.07.doc
AddiliollS to code as adopted Dn 5130100
11/26/2007
44
(4) LivelWork Building Lot (LW)
These diagrams illustrate some of the lot size and dimensional requirements from Tables 3-1 and 3·3.
~
'An awning balcony. 1
Qf cnlonnade/arr.ade "'
IS encouraged - See ,~ I;j
Section 3,01,03 EE ~ Eo:
2,g(B) for require- '7 !@
ments N!
upper
story
8' min. fin, floor
to fin. ceiling
2nd
story
8' min. fin. floor
to fin. ceHing
1st
story
1 Z' min fin fleor
Ie fin ceiling
BUILDING PLACEMENT:
t
·
l-
ts
0::
~
·
·
j!0'l
_ c
s~
(I> (l
.co.
'O<ú
- (1'
;:) ~
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.c,
... c
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t1l....
Z¡
fß c
~~
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ö. ...;'
<ll C
..c e
.....-
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t... 0
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I-OC)
g..-
r
¡
-'"
~
(/)
'Acçessor;' unit is
permitted
'Detached Garago! Accessory building
may be 2 stories maximum,
'-'-'-'-'-'-'-'-'1
I
I
I
·
I
·
I
·
._._._.. lot line _._._..J
·
·
·
Ct:
«
UJ
0::
i
Parking in Rear: may be in
acces.sor;' structure,
FRONTAGE shall be 80% to 100% of the lot frontage as meas-
from side properw line to side property line at the front property line
'Each Lllle/WorK Building Lot is permited (1) main structllre and (1) accessory building in the rear of the lot
PRECEDENTS & CHARACTER EXAMPLES:
51. Lucie County Land Development Code
ORDINANCE 07-055 ADOPTED 11.20.07.doc
Additions to code as adopted on S/3ûíOß
11/26/2007
45
(5) Apartment House Lot (AH)
The$(! diaQran:" j I\1!$~riJte some of the lot size and qim~msjQn.,1 reouirements from Table 3-1.
HEIGHT:
'"
<8 ~
<ïi E
¡51
stoop and average ~
fll1ished floor
elevation: 30" min
'Accessory unit
is not permítted.
t
'Detached
Garage may be 1
story maximum.
1 st story ¡
10' min fin floor
to fin. ceiling
BUILDING PLACEMENT:
t
.
?-
z
o
a:::
u.
i
1:0
f-N
0-
~g
f--
00:>
.....J"f'
~
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Parking in Rear; may be in
accessory structure
t
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.
,
,
L t~~~'N~ ;R:~AG~ ~,:~: :,~ ~·t~,:t~::: ~ ~=~
from side properly line to side property line at the front propert1line
PRECEDENTS & CHARACTER EXAMPLES:
St. Lucie County Land Development Code
Additions to code as adopted on 5!30/06
ORDINANCE 07-055 ADOPTED 11.20.07.doc
11/26/2007
46
v.VI.V,",.4-
(6) Rowhouse Lot (RH)
I.llø,l.(!J:tl.aorantsJJlu.s.u:atU.ºmJ:LQtlMJºl.$.Wu~ndJJ.im.llruîJonaIJJtWJ.ímmtlß1tir:omJ"aÞllt,J..::1,
HEIGHT:
. Accessory unit is
permitted.
.I
i~
"'Ú'l
'M
N
!
S' min. fin. floor to
fin. ceiling
*Detaohed Oilragel Accessory bUilding
may be 2 stohes maximum.
8' mìn fin. floor to
fin. ceiling
first floor eleva-
tion: 30' min.
BUILDING PLACEMENT:
J;!2 I
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._._._._._._._._.~
Parking in Rear; may be m cocos
SOl')' structure
i
0:
«
lJ.J
0::
.
:
BUILDING FRONTAGE shall be 90% to 100% of the lot frontage as meas-
ured from sido proporty lino to side property line tilt tho front property line.
'Each Rowhouse lot is permited (1) main structure and (1) accessory building in the rear of the lot.
$t. Lucie County Land De"elcpmenl Code
Additions 10 cede as adopted on 5isWOO
ORDINANCE 07-055 ADOPTED 11.20.07.doc
11/26/2007
47
(7) Cottage House Lot (CH)
These dì1l9(3!T1S Ul~stl'llte SQOlt 9' t1:11a lot sì1:_ IU'ld dì.mll.lllW:!llal requlrll.ments ff1)m TUllLH
HEIGHT:
'Accesory unit is
permitted
'Detached Garagel Accessory build·
ing .may be 2 floors maximum.
porch
BUILDING PLACEMENT:
¡
r'-'-'-'-'-'-'-'-'-'-'-'-'-'-'-'-'-'
· .
I I
· .
! ParkIng in Rear; may be in !
I ~ accessory structure. I
· 0 .
I a. I
· .
I I
L._._. t=:~=~E~:: :~~~~~~:~ ~-~~~.~~
from side property line 10 side property line at the front property line
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'Each cottage house lot shall be permitted (1) main structure and (1) accessory building
51 Lucie County Land Development Code
Additions to code as adopted on 5/301ù6
ORDINANCE 07-055 ADOPTED 11.20.07.doc
11/26/2007
48
(8) Sideyard House Lot (SH)
These diagrams illustrate some of the lot size and dimensional reauirements from Table 3-1.
"Accessory unit is
permitted.
Side yards may be 0' on one side property line it the adjacent lot
is a sideyard house lot Qf. if the adjacent lot type can accommo-
fdðte a 5' min. maintenance easement. Side yard requirements
shall be 3' min in all other Instances.
-'-'-'-'-'-'-'-'(
Parking ill Rear. may be in
accessory structure
r"
.
I
I
I
i 1 Srdeyards shall be 10 min from
. DuildJrlg wall to side property line
L" - "1' -. -. - . -. - . - . - . - . - . -. lot rille . -. - . -. -.J
BUILDING FRONTAGE shall be 60% to 90% 01 the lot frontage as meas-
ured from side properly line to side property line at the front property line
HEIGHT:
.. t
.~ ,x
- ~
~ E
C"li:n
, M
-
habitable atiics
count as a story
upperstory
8 mín tin floor to
fin. ceiHng
1 st story
10' min. fin floor to
fin ceiling
BUILDING PLACEMENT:
1
·
· ~o
·
¡....
Z aØ
0 ~:2
~ ¡-o
\:'- 0(')
~ -'
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"Detached Garagel AccessorybuUd-
ing may bE! 2 stories maximum
Q;:
«
LLI
Q;:
.
"
"Each sideyard house lot shall be permitted (1) main structure and (1) accessory building in the rear of the lot.
51. LlIcieCollnly Land DevelopmentGode
ORDINANCE 07-055 ADOPTED 11.20.07.doc
Additions to cede as adopted on 5nOl06
11/26/2007
49
(9) House Lot (HO)
These diagrams illUS1rs~e some of the lot size and dimensional requirements from Table 3-1.
-Accessory unit IS
tf~IÇ I:U': permitted
$ Î
" Š
~E
":'~
por:, ¡
habitable
ath~"S OJl.lrll as a slory
t.. 8 mill. fin. floor
10 fin ceiling
1st 110' min fin. floor
story to ftnœUíng /first 1100r elevatIon
...,../ 30" min.
"Detached Garagel Accessory build·
Ing may 00 :2 stones maXUTll1/n.
BUILDING PLACEMENT:
¡
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.
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·
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BUILDING FRONTAGË shall be 40% to 70% of the lot frontage liS measured
Irom Side property Ime to Slde property bile ¡¡tlhe frOlrt property line.
"Each hOUllll lot shall be permitted (1) main stmcture lInd (1) acCilSsory buiklin{l
e.RE.C..EŒNIS...,&..CtlARACIER..EXAMe.I..fS;
$t Lwc~ COJ"c'lv LIV':!'Ì D&v~~:r'tl c~
.a".~6m~3 'b c~ as ~\j".A~;j ~~ !~ß0Kij.
ORDINANCE 07-055 ADOPTED 11 ,20.07.doc
11/26/2007
50
(10) Estate Lot (ES) (limited, see footnote to Table 3-2)
HEIGHT:
Il1uIJtlJg[lmL.lUw.atWl.-llmlJl.QUb.tl~mumt..dImll~uJmn,f'lltúmm..I~~1..
'Accessory unit is
permìtted
8' mm fin, floor
to fn eelijng
t fO'm!n fin floor
t 1'1 /flrst fl'Oor elevation:
'0 In eel '"9 ..,./ 30" m'n
r r·-·---·-·-·-·-·-·---·-·-·-·-·-·-·--l
Parking in Rear, may be In acces.sOf"i
.. Í< structure
~ ~ !
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.......9
0'
r
L._._._._._._._._ 1001i""" _._._._._._._._...J
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e,!.m...01Nº,J~,!..AÇEN!.~NJ;
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·
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o
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'Detached Garagel Accessory build-
mg may be 2 stones maximum.
·
·
å:
d.
w
a::
t
·
'Each Estate Lot shall bepermrrted (1) main structure and (1 ) accessory building
St. Lx", Comly taro Deve1opmer« Co:le
ORDINANCE 07-055 ADOPTED 11.20.07.doc
,oI\,6: 11;or.. \:l co:le Sll&:looted on t.oo,œ
11/26/2007
51
(11) Civic Building Lot (CB)
The" diagrams illustrate some of the IRt lli~e and dimensional rQQuirement8 from Tables 3·1 and 3-3.
HEIGHT:
·Civic Bu ildings ¡nclude, but
are not limited to, municipal
buildings, Churclles, fibrarjes,
schools, claycare centers,
recreation facilities, and
places of assembly,
t
..
J~
.,E
""0
Ii:l)
upper stories
9' min fin, flt.
to fin, ceiling
12' minfirL fir
to fin, ceiling
BUILDING PLACEMENT:
Buildlllg Placement RequÍfemenls IOf Civic Buildings '.a,y by SIte, Civic lots shall be a mÎlllmum of 50' wide, In
general. Civic Buildings sttould be sited in locations of partlcular geometric il1'lpOl1arlOO, such as anchoring II major
publí<; space, or terminating II street vista:
JUL
, rn=
The Civic Building terminates
the view of Ihis street
~II
~ ,.-.----, [
I .
, .
1 <;~Vf~NMI
! ç~. ¡
L....____.I
II
The Civic Building anchors the
green at 8 prominent comer.
J f··jn_~ L
,I f
I ,
, ,
t ,,*t., I
. I
. 'r-
l~1
The Civic Building ancl10rs the
space from within the green.
8t L"""" County lard ()¡¡ve:Opmeo1 Codoo
M:lJtlO"" b code ... adOPlad on 51',;0,(16
ORDINANCE 07-055 ADOPTED 11.20.07.doc
11/26/2007
52
g.DEVELOPMENTSTANDARDSFORLOTS
(1) Table 3-1 provides dimensional requirements that apply to all lots of each designated
type. These requirements replace those found in Section 7.04.01.
(2) If additional lot types are proposed by an applicant, comparable dimensional
requirements must also be proposed. An applicant may also propose changes to the
dimensional requirements in Table 3-1 for a particular neighborhood. All changes must
comply with the intent of the TVC Element Overlav Zone. The Board of County
Commissioners shall decide whether to accept, modify, or reject such additional or
modified dimensional requirements during the approval process.
(3) Each Live/Work, Rowhouse, Cottage, Sideyard, House, and Estate Lot is permitted
one main structure and one accessory dwelling. Accessory dwellings are not counted
for density purposes, for instance for meeting the minimum density requirements of
Section 3.01.03.EE.2.b. Accessory dwellings, where permitted:
i. may not exceed the size limitations in Table 3-1;
ii. must maintain at least a 3' side yard except on Rowhouse Lots; and
iii. must be separated at least 10' from the main structure.
(4) Building frontage is the percentage of the total width of a lot which is required to be
building wall, measured where the front yard ends and the front of the building begins.
For this purpose only, the width of a porte cochere may be counted as building wall
even though it has no front or rear wall.
(5) Front porches and balconies may extend up to 10' into front yards provided that walls,
screened areas, or railings in the front yard extend no higher than 42 inches above the
floor of the porch or balcony. Front porches and balconies may not extend into the
right-of-way. Stoops may extend into front yards provided that walls, screened areas,
or railings in the front yard extend no higher than 42 inches above the floor of the
stoop. Stoops may extend into the right-of-way to the extent specifically provided by
the Board of County Commissioners during the approval process.
(6) Each building must have separate walls to support all loads independently of any walls
located on an adjacent lot. Buildings with side-facing windows must provide necessary
light and air shafts within their own lot without relying on the side yard of an adjacent
lot.
(7) Each building must have an entrance facing a street or public open space.
(8) Each building on a Mixed-Use Building Lot is required to have an awning, balcony,
colonnade, or arcade facing the street. The same requirement applies to Retail
Building Lots except that a porch may be substituted. Buildings on Live/Work
Building Lots are encouraged but not required to have one of these features. Any of
these features may extend into the front yard. Extensions of awnings, balconies,
colonnades, or arcades over public sidewalks require approval of the
County Attorney who may require the property owner to enter into a right-of-way
agreement establishing the property owner's sole responsibility for repairing any
damage that may result from public maintenance or improvements. When providing a
required awning, balcony, colonnade, arcade, or porch, the following design
requirements apply:
ORDINANCE 07-055 ADOPTED 11.20.07.doc
11/26/2007
53
i. Awnings over first-floor doors or windows must have a depth of at least 6 feet. Back-
lit, high-gloss, or plasticized fabrics are prohibited.
ii. Balconies must have a depth of at least 5 feet and a clear height below of at least
10 feet from the sidewalk. Balconies may have roofs but must be open and not air-
conditioned.
iii. Colonnades and arcades must have a clear width from column to building face of at
least 8 feet and a clear height of at least 10 feet above the sidewalk.
iv. Porches must be at least 8 feet deep and 16 feet wide. Porches typically have roofs
but must be open and not air-conditioned.
(9) Minimum and maximum depths of front yards are shown Table 3-1. For Mixed-
Use Building Lots and Retail Building Lots, a portion of the building frontage may be
set back up to an additional 20 feet beyond the maximum front yard depth if this space
is constructed as a courtyard or entryway that is open to the sidewalk.
This portion may be up to 40% of the actual building frontage and may not be used for
parking.
(10) On all Mixed-Use Building Lots and Retail Building Lots, building walls that face streets
are required to have between 15% and 75% of their area in transparent windows. In
addition, retail stores must comply with the following:
i. The ground floor must have transparent storefront windows covering no less than
75% of the wall area in order to provide clear views of merchandise in stores and to
provide natural surveillance of exterior street spaces.
II. Storefronts must remain unshuttered at night to provide views of display spaces,
and are encouraged to remain lit from within until 10:00 PM to provide security to
pedestrians.
iii. Doors allowing public access to streets must be provided at intervals of at least 75
feet to maximize street activity, to provide pedestrians with frequent opportunities to
enter and exit buildings, and to minimize any expanses of Inactive wall.
To be considered transparent, window and door glass, whether integrally tinted or with
applied film, must transmit at least 50% of visible daylight. These requirements do not
apply to walls that face alleys or lanes.
ORDINANCE 07-055 ADOPTED 11.20.07.doc
11/26/2007
54
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ORDINANCE 07-055 ADOPTED 11.20.07.doc
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h. PERMITTED USES
Table 3-2 identifies the permitted, conditional and accessory uses for each lot type. Where the
upper row of Table 3-2 indicates an entire zoning district, an liS" in the column below indicates
that a particular lot type is also allowed to have the same permitted, conditional, and accessory
uses that are allowable to any parcel located in that zoning district, in addition to all uses
specifically indicated for that lot type in other columns of Table 3-2. References to an existino
zonino district pertain only to uses in that zonino district. not to any sub-reference to form or
size. Form and size are reoulated by the TVC Overlay Zone standards.
ORDINANCE 07-055 ADOPTED 11.20.07.doc
11/26/2007
56
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ORDINANCE 07-055 ADOPTED 11.20.07.doc
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i. ALLOWABLE STREET TYPES BY TRANSECT ZONE
The following street types are be permitted by right in the transect zones shown. These
streets must comply with the streetscape standards in Section 3.01.03.EE.2.j and the street
cross-sections in Section 3.01.03.EE.2.1. An applicant may propose additional street types or
modified cross-sections and streetscape standards during the PTV rezoning process
provided the street types and modified standards comply with the intent of the TVC Element
Overlav Zone; the Board of County Commissioners shall decide whether to accept, modify,
or reject such proposals during the approval process.
Transect Zones
Country- Neighborhoods
side
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Street Types l.l.. C) u
Main Street X X
Boulevard X X X X X X
Avenue X X X
EastJWest Street X X X
N orth/South Street X X X
Edge Drive X
Parkway X X X
Rural Road X X
Allev X X X
lane X X X X X
Trail X X X X X X
ORDINANCE 07-055 ADOPTED 11.20.07.doc
11/26/2007
58
j. STREETSCAPESTANDARDSBYTRANSECTZONE
The following standards apply to all street types as they pass through the indicated transect
zone:
Transect Zones
Neighborhoods
ii3 ..
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I ,) ....
t: c:
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C) (.)
Countryside
Streetscape
Standards
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Type
open
swale
open swale
or raised
curb
open
swale
raised
curb
raised
curb
!!
<3
raised
OJrb
Corner radius 1 15't030' 15't03O' 10't025' 10't020' 10'to15' 10't015'
Corner radius 2
n/a
n/a
5' max.
Planting strip:
5' max.
5'max.
5'max.
Type
swale
swale
continuous continuous planting planting
plan~lng planting strip or treestrip or tree
slnp strip well well
Width
8' min.
8' min.
8' mm.
Tree spacing
clustered clustered reg· ular
or regular or regu.lar
multiple multiple altemElting
species Species speCies
allowed allowed allowed
Tree diversity
Walk:
Type
trail trail sidewalk
(optional) (optional) (optional)
Width
5' min.
5' min.
5' min.
Rear alleyllane:
Alley
n/a n/a
n/a
Lane
optional optional
desirable
6' to 12'
regular
sir;lgle
speb1~2kPer
sidewalks
required
6' min.
desirab Ie;
('also S~
'3.01.03.
EE.2.k(2))
4' to 8'
regular
or oPP.9r-
tu n istie
single
speéìes
per block
3'to 8'
regular
or opP.9r-
tUnlstlc
single
speéíes
per block
sidewalks sidewalks
req ui red req ui red
8' min.; 12' 8' min.; 12'
min wI tree min wI tree
wells wells
alley or
lane is
req ui red
alley is
req UI red
1 These standards app/y to:
- swales (measu'rèd to edae of pavement)·
rtifsed curbs ìf both on-s"treet pár8IJeI p'if!klng and curb bulbs (curb extensiOfls) are p.rovided
tmea~urBd to.Jl8rtical fsce of CUrb);tJí1d. ,
faJS8ä curbs if on-street parallel paf1<iTlg is not prO\llded (measured to vertical face of curb);
2 This sf;aooard.8DDJies to. ,.,'
- raiSed curbS If on-street parallel parking is provIded WIthout curb extensions (measured to
vertical face of curb).
ORDINANCE 07-055 ADOPTED 11.20,07.doc
59
11/26/2007
k. STREET NETWORK DESIGN
(1 )
New development must accommodate the Future an interconnected Sstreet Nnetwork
Pkm (see Section 4.04.04.B).
Each neighborhood must provide an interconnected network of streets, alleys or lanes,
and other public passageways.
L Neighborhood streets must be designed to encourage pedestrian and bicycle travel
by providing short routes to connect residential uses with nearby commercial
services, schools, parks, and other neighborhood facilities within the same or
adjoining Towns or Villages. Sidewalks and rows of street trees must be provided on
both sides of all neighborhood streets.
iL Neighborhood streets should be organized according to a hierarchy based on
function, size, and design speed. Rights-of-way are expected to differ in dimension
and must meet the appropriate standards for the transect zones in which they are
located (see Section 3.01.03.EE.2.i). There must be a minimum of two street types
within each neighborhood.
iiL Neighborhood streets do not have to form an orthogonal grid and are not required to
intersect at ninety-degree angles. These streets may be curved or bent but must
connect to other streets. Jogs or centerline offsets shall be at least 100 feet for local
streets; this requirement does not apply to alleys.
iv. Neighborhoods must accommodate one or more public transit nodes for service to
points beyond the neighborhood.
v. All streets must be publicly dedicated. Private streets and closed or gated streets
are prohibited, notwithstanding the provisions of Sections 7.05.03.E and 7.10.15.
vL The use of raised intersections, lateral shifts, and traffic circles are encouraged as
alternatives to more conventional traffic calming measures such as speed bumps.
viLA continuous network of rear and side alleys andlor lanes is desirable to serve as
the primary means of vehicular ingress to individual lots. Such networks are
mandatory in Core and Center transect zones and for Mixed use, Retail, Live/Work,
Apartment, and Rowhouse, and Cottage Lots regardless of transect zones. Alley
and rear lane entrances should align so as to provide ease of ingress for service
vehicles. Internal deflections or variations in the alleylrear lane network are
encouraged to prevent excessive or monotonous views of the rear of structures
resulting from long stretches of alleys and rear lanes.
viiLCul-de-sacs are not permitted except where
physical conditions such as freeways
provide no practical alternatives for
connection for through traffic. Canals mayor may
not be physical barriers; appropriate crossings
will be considered at the time of PTV approval.
Each cul-de-sac must be detailed as a close,
with landscaping in the center (see Figure 3-9).
(2)
FIGURE 3-9
EXAMPLE OF CLOSE DETAILING
ix. Street stubs must be provided to adjacent
undeveloped land to ensure an integrated street
network is achieved over time, except where the
adjacent land is being designated as Countryside
through the PTV approval. Stub-out streets to
connect to future development will not be
considered cul-de- sacs if they are less than 300 feet long.
ORDINANCE 07-055 ADOPTED 11.20.07.doc
60
11/26/2007
x. Full access intersections along Indrio Road must be separated by at least 660 feet.
Full access intersections along other roads on the regional street network must be
separated by at least 330 feet (see Section 4.04.04.B).
(3) The average perimeter of all blocks within a neighborhood may not exceed 1,500 feet.
The maximum perimeter of any block may not exceed 2,400 feet. The portion of any
block between intersecting streets may not exceed 500 feet without a publicly
dedicated pedestrian sidewalk or trail providing access to another street. Smaller block
sizes are encouraged to promote walkability. An applicant may propose minor
modifications to these block size standards during the PTV rezoning process; the
Board of County Commissioners shall decide whether to accept, modify, or reject such
modifications during the approval process.
(4) The Edge Drive street type is intended to demarcate the Edge transect zone from the
Countryside. Edge Drives are primarily "single-loaded," having private lots on one side
while providing visual and often physical access to the Countryside on the other. A
double-loaded Edge Drive is limited to 30% of the linear edge; where Edge Drives are
double-loaded, a physical line of demarcation (e.g. a split rail fence) must be provided
separating private lots from public trails and the Countryside. An applicant may
propose to exceed the 30% limitation during the PTV rezoning process where there is
no significant view of the Countryside that would be lost or where it is deemed to be in
the balanced publiclprivate interest while remaining consistent with the TVC Element
Overlav Zone. The Board of County Commissioners shall decide whether to accept,
modify, or reject a proposed increase in double-loaded Edge Drive during the approval
process.
(5) In addition to its network of streets, each PTV shall also include a network of trails or
greenways connecting urban, recreational, academic, and rural locations. Trails shall
be provided along the Flow Way System and along remaining canals to provide
connections and access to the Countryside. Trails in the Fringe transect zone should
be located in the center of the Fringe zone or adjacent to the Rural zone to provide
separation from private lots in the Edge zone. Existing hedgerows, environmentally
significant or sensitive lands, tree clusters, flow ways, knolls, and viewsheds from
scenic roads or parkways shall be considered for connecting linkages between Towns
and Villages. Greenway lands shall be interconnected wherever possible to provide a
continuous network of such lands within and adjoining each PTV and remaining
separated from streets wherever possible.
(6) The street design requirements of Section 7.05 apply except where they conflict with
standards for the TVC Overlay Zone or this zoning district. Further exceptions to the
requirements of Section 7.05 may be authorized by the Board of County
Commissioners through approval of a regulating plan during the PTV rezoning process.
I. STREET CROSS-SECTIONS
Street types in all PTV districts must be assigned in accordance with Section 3.01.03.EE.2.i.
The specific design of each street must follow the cross-sections illustrated below for each
street type, as adjusted for the transect zone they pass through in accordance with Section
3.01.03.EE.2.j. The lane widths shown include the width of gutter pans. In the event of direct
conflicts, these standards shall supersede other standards in this Code or in public works
manuals.
ORDINANCE 07-055 ADOPTED 11.20.07.doc
11/26/2007
61
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m. OFF-STREET PARKING REGULATIONS
Certain modifications are needed to the off-street parking regulations found in Section
7.06.00 of this Code. Planned Towns or Villages provide extensive on-street parking, a
mix of compatible land uses, sidewalks and trails, and rear alleys or lanes. Based on
these factors, the following modifications will apply:
(1) The following minimum dimensions for parking access aisles and standard parking
stalls apply in lieu of the specific requirements in Section 7.06.00:
Aisle Width Parking Stalls
An~~ of (feet) (feet)
par mg
(degrees) Two One
Way Way Width Length
90° 22 20 9 18
75° 22 18 9 18
60° 20 16 9 18
45° 20 14 9 18
30° 20 14 9 18
0° (parallel) 18 14 8 20
(2) Wherever possible, parking lots shall be located behind buildings so that buildings
can screen parking areas from sidewalks and streets. In no case may parking be
located in front of a building. Small parking lots in side yards may be permitted
provided the buildings they serve can meet the lot width and building frontage
requirements of Table 3-1 and provided these lots are set back a minimum of 20
feet from lot lines adjoining rights-of-way, excluding alleys or lanes.
(3) The following multipliers shall be applied to the required number of off-street parking
spaces shown in Section 7.06.02. The result of this multiplication will be the required
number of off-street parking spaces in each transect zone.
Neighborhood Transect Zones
E ...
I .) I .) I .)
C1 I .) ... ....
'0 c: c: 0
W I .) I .) ()
Land Use Type <:J ()
Residential 100% 75% 60% 50%
Hotel/Motel nia n/a 700ld 60%
Religious FacíHties 75% 60% 50% 40%
Places of Public Assemblv n/a nfa 50% 40%
School or College n/a nfa 50% 40%
Medical/Dental Offi ce nla n/a 50% 40%
Eating or DrinkinQ Establishments nla nfa 50% 40%,
General Office n/a nfa 50% 40%
Business or Personal Services n/a n/a 50% 40%
Retail Stores nla nfa 50% 40%
Museums or Gallerìes 75% 60%, 50% 40%
Libraries 75% 60% 50% 40%
ORDINANCE 07-055 ADOPTED 11.20.07.doc
11/26/2007
68
(4) Access to Off-Street Parking
i. In the Core and Center transect zones, alleys or lanes shall be the primary source of
access to off-street parking. In the General and Edge transect zones, alleys or lanes
are the desirable source of access to off-street parking. Parking along alleys or
lanes may be head-in, diagonal, or parallel.
ii. Alleys or lanes may be incorporated into parking lots as if they were standard
parking access aisles. Access to all properties adjacent to the alley must be
maintained.
iii. Access between rear parking lots across property lines is strongly encouraged.
iv. Residential buildings on individual lots must meet the garage standards in Section
4.04.04.F.
(5) Parking structures are permitted only in the Core and Center transect zones and must
be no taller than four stories and must be separated from adjacent streets by liner
buildings at least two stories in height and no less than 20 feet in depth. Liner buildings
may be detached from or attached to parking structures.
(6) Landscaping for off-street parking and loading areas shall, as a minimum, meet the
requirements of 7.09.00.
n. CIVIC SPACES AND CIVIC BUILDINGS
(1) Civic Spaces. Civic spaces must be designed and configured to be clearly
recognizable as public open space. Civic spaces should be located so that building
walls having at least 15% of their area in transparent windows will face the space to
make the space safer for the public. Each neighborhood must have at least four
separate civic spaces, which may include neighborhood parks, greens, squares,
plazas, and playgrounds.
i. Each civic space should be consistent with the character of the transect zone in
which it is located. For example, a plaza located in the Core or Center transect zone
would be detailed with hardscaping and a formal planting pattern of a single species
(see Figure 3-10), while a neighborhood park in the Edge transect zone may be
green with paths through an informal planting pattern of multiple species (see Figure
3-11 ).
ii. Each civic space must have at least 25% of its perimeter and at least two sides
directly adjoining a street.
iii. Except for civic spaces located along the periphery of a neighborhood, the
combined size of all civic spaces located within a neighborhood must be at least
2.5% but no more than 7.5% of the total acreage assigned to the Core, Center,
General, and Edge transect zones.
iv. Each civic space must provide shaded seating and a water fountain.
v. Civic spaces placed in Fringe and Rural transect zones are not affected by nor
counted toward these civic space requirements.
ORDINANCE 07-055 ADOPTED 11.20.07.doc
11/26/2007
69
FIGURE 3·10 - PLAZA
FIGURE 3-11 - NEIGHBORHOOD PARK
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(2) Civic Buildings. Civic buildings contain uses of special public importance and must be
designed to physically express that prominence. Civic buildings include, but are not
limited to, municipal buildings, churches, libraries, schools, day care centers, recreation
facilities, and places of assembly. Civic buildings do not include retail buildings,
residential buildings, or buildings with private offices.
i. Each neighborhood must contain at least three Civic Building Lots. Civic
Building Lots are usually sited to adjoin civic spaces or to provide visual landmarks
by being placed at the axial termination of streets (see Section 3.01.03.EE.2.f (9)).
At least one civic building must be constructed within two years after development
commences.
ii. In order to provide greater flexibility in building types and to allow more distinctive
architectural expression, Civic Building Lots do not include building frontage or front
yard standards.
iii. Oversized Civic Building Lots such as those sometimes required for public schools or
for churches with regional congregations should be located at the periphery of
neighborhoods so as not to impede the walkability of the remainder of the
neighborhood.
o. OPEN SPACE AND COUNTRYSIDE STANDARDS
(1) Purpose and intent.
i. Land in the Countryside is an integral component of each Town and Village for the
following purposes:
1) Preserving and enhancing rural character between neighborhoods;
2) Preserving and restoring native habitats;
3) Providing opportunities for sustained agriculture;
4) Mitigating the biological and ecological impacts of new development; and
5) Accommodating the Flow Way System which includes water storage to serve
the neighborhoods (see Section 3.01.03.EE.2.p).
ii. To maximize both the aesthetics of the rural landscape and the biological and
ecological systems intended by the Countryside requirements, Towns and Villages
ORDINANCE 07-055 ADOPTED 11.20.07.doc
11/26/2007
70
must link to the greatest extent possible the areas set aside for these purposes both
within the site as well as to any existing neighboring Countryside areas, existing or
planned passive parks, existing uses of an agricultural character, or environmental
preserves.
iii. For purposes of this Code, two transect zones are used to designate the appropriate
locations for most Countryside components: the Fringe zone which adjoins
neighborhoods or other public spaces, and Rural zone which does not adjoin
neighborhoods.
(2) Open Space and Countryside requirements.
i. To ensure that the rural landscape is preserved, large areas of Towns and Villages
must be reserved for Open Space and Countryside. Specific percentage standards
for Open Space and Countryside are established for each new Town or Village in
Section 3.01.03.EE.2.b.
ii. The required Countryside percentage may be fulfilled by land that is restricted to a
combination of the following components:
1) Agricultural uses and facilities, including farmer's markets and agriculture-
based targeted industry;
2) Restored or preserved native habitat and environmentally significant or
sensitive land (see Section 3.01.03.EE.2.o(4));
3) The Flow Way System including adjoining water management facilities and
wastewater re-use facilities (see Section 3.01.03.EE.2.p);
4) Community recreation areas such as community or regional parks,
recreational fields, picnic areas, primitive campgrounds, greenways, and trails,
provided they:
a) Link with trails to neighborhoods and adjacent Countryside areas;
b) Provide opportunities for shaded seating; and
c) Provide facilities such as public restrooms and water fountains;
5) Civic spaces including neighborhood parks, greens, squares, plazas, and
playgrounds, provided they are publicly accessible in perpetuity (see Section
3.01.03.EE.2.n); and
6) Golf course (limited to 18 holes per Town or Village), provided that it does not
interfere with the creation of a continuous flow way and integrated trail system,
remains open to the public, accommodates re-use wastewater, and uses Best
Management Practices for Florida Golf Courses published by the Institute of
Food and Agricultural Sciences at the University of Florida in 1999.
iii. Where Section 3.01.03.EE.2.b. provides that up to 10% of a new Town or Village
may be designated Open Space in lieu of Countryside, this allowance may be
fulfilled by land that is restricted to a combination of the following Open Space
components; however, all Fringe or Rural areas that are not designated in the
regulating plan as reserved for an Open Space or Countryside component shall be
limited in the future to Countryside uses:
1) Civic uses, as defined in Section 4.04.06, including the playfields associated
with a school (see subsection iii.7);
2) Targeted industry (as defined in Section 4.04.06 and discussed in
Section 3.01.03.EE.2.r) (see subsection iii.7);
3) Higher education (as defined in Section 4.04.06) (see subsection iii.7);
ORDINANCE 07-055 ADOPTED 11.20.07.doc
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4) Parking garages or portions thereof, provided they meet the following
requirements:
a) Parking spaces in the garage are unassigned and are available to the
general public or to nearby customers, employees, or residents at up to
market-rate parking fees.
b) The parking garage contains at least four levels of parking spaces.
c) Any parking spaces dedicated solely for the use of individual patrons,
businesses, or residential complexes must be subtracted, along with
their pro-rata share of ramps and aisles.
5) Estate Lots, which may occupy up to 5% of the land area for Open
Space and Countryside, but must be included in the 10% allocation of the site
permitted for Open Space components. Additionally, the allowance for these
lots must be acquired by TDR Credits transferred from an off-site eligible
sending site (see Section 4.04.05); and
6) The total area of lots for workforce housing that is being provided above the
8% that is required in a Town or Village (see Section 3.01.03.EE.2.q), but not
counting any accessory dwellings as described in Section 3.01.03.EE.2.g(3).
7) Parking areas (including access drives and aisles) that serve civic uses,
targeted industry, and higher education can be counted as Open Space
components; reduced asphalt and pervious surfaces are encouraged.
iv. Some of the required Countryside percentage may be fulfilled by non-contiguous
acreage within the TVC area provided that this acreage is included in the proposed
PTV zoning district and is similarly restricted to Countryside uses.
v. Except for approved Estate Lots, the transferable development rights assigned to
Fringe and Rural transect zones and to other land designated as Open Space
components is formally transferred to neighborhoods in a Town or Village upon
approval of a PTV application. Depending on the components identified for the land
dedic:lted to the required percent:lge of Countryside, :l multiplier m:lY be applied to
the transfer:lble development rights pursu:lnt to the TDR program (see Section
1.01.05). At the time of final site plan approval for the PTV, evidence of this transfer
must be recorded in the public records of St. Lucie County through a conservation
easement acceptable to the County Attorney and meeting the requirements of
(3) Location of Open Space and Countryside components in the transect.
Open Space and Countryside components shall be located and arranged within the
transect as described in this subsection. Figure 3-12 illustrates this description by
applying vertical hatching to typical locations of Open Space and Countryside
components.
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FIGURE 3·12
COUNTRYSIDE COMPONENTS
OPEN SPACE COMPONENTS
i. Within the PTV zoning district, the Flow Way System is to be designated as a
Rural or Fringe transect zone. Where the Flow Way System runs through a
neighborhood, its edges should reflect the character of adjacent transect zones
as described in Section 3.01.03.EE.2.p.
ii. The continuation of viable agricultural uses in the Countryside and on
neighboring properties is a primary design goal for the Countryside. Such uses
constitute unique and irreplaceable resources and are major contributors to the
economy. The assignment of transect zones must accomplish this goal in a
manner consistent with Florida's Right to Farm Act. Once transect zones are
assigned, the following limitations apply to agricultural uses and facilities within
the PTV:
1) Agricultural uses and facilities in the Fringe transect zone are limited to
passive agriculture that is compatible with nearby residential uses such as,
but not limited to, horse and cattle pasture and native range.
2) Active agricultural uses must be located only in the Rural transect zone;
such uses include crops that require extensive cultivation or spray
applications of pesticide and fertilizer and concentrated livestock facilities.
3) Agricultural or utility uses or facilities that may generate noise or odor must
be located only in the Rural transect zone.
iii. Other Countryside components shall also be located in the Fringe and Rural
transect zones, except for community recreation areas which may be located in
any transect zone.
iv. Open Space components may be located within any of the four neighborhood
transect zones, except that Estate Lots may be located in the Fringe transect
zone when limited in accordance with the footnote to Table 3-2.
(4) Countryside uses (Fringe and Rural transect zones)
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Land in the Fringe and Rural transect zones may be used only for the following
purposes, and structures are allowed only to serve these permitted uses:
i. Agricultural uses and facilities including farmer's markets and agriculture-based
targeted industry, except as follows:
1) Agricultural uses and facilities in the Fringe transect zone are limited to
passive agriculture that is compatible with nearby residential uses such as,
but not limited to, horse and cattle pasture and native range.
2) Active agricultural uses must be located only in the Rural transect zone;
such uses include crops that require extensive cultivation or spray
applications of pesticide and fertilizer and concentrated livestock facilities.
3) Agricultural or utility uses or facilities that may generate noise or odor must
be located only in the Rural transect zone.
ii. Restored or preserved native habitat and environmentally significant or sensitive
land (see Section 3.01.03.EE.2.o(4));
iii. The Flow Way System including adjoining water management facilities and
wastewater re-use facilities (see Section 3.01.03.EE.2.p);
iv. Community recreation areas such as community or regional parks, recreational
fields, picnic areas, primitive campgrounds, greenways, and trails, provided they:
1) Link with trails to neighborhoods and adjacent Countryside areas;
2) Provide opportunities for shaded seating; and
3) Provide facilities such as public restrooms and water fountains.
v. Civic uses on Civic Building Lots;
vi. Golf course (limited to 18 holes per Town or Village), provided that it was
designated on an approved PTV regulating plan, does not interfere with the
creation of a continuous flow way and integrated trail system, remains open to
the public, accommodates re-use wastewater, and uses Best Management
Practices for Florida Golf Courses published by the Institute of Food and
Agricultural Sciences at the University of Florida in 1999; and
vii. Allowable residential uses on Estate Lots. Estate Lots in the Fringe transect zone
are limited to a maximum of 5% of the land area dedicated to Open Space and
Countryside; the allowance for these lots must be acquired by TDR Credits
transferred from an off-site eligible sending site (see footnote to Table 3-2).
(5) Restoration and preservation.
The restoration ::md preservation of native habitats and environmentally significant land
is strongly encouraged in the Fringe and Rural transect zones. Restored habit3ts m3Y
qualify for increased TDR credits as described in Section 4.04.05 if they meet the
following minimum standards:
i. Restored h3bitats are at least 25 acres in size;
ii. Restored habit3ts 3re connected to the gre3test extent possible to existing
preserved n3tive habitat or preserved environment311y significant 13nd or to the
Flow W3Y System;
iii. Restored h3bitats must include multiple upland 3nd 'Netland habitat types
consistent ''vith habit3t types that C3n be supported by the existing soil types and
the proposed hydrology for the site;
IV. Restored habitats include only n3tive species in the canopy, understory, and
groundcover in proportions similar to those found in representative naturally
occurring pl3nt communities in St. Lucie County; and
ORDINANCE 07-055 ADOPTED 11.20.07.doc
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V. Shallow m::trsh systems are encour::tged. Deep 'N::tter h::tbitat and the required
I itto r::t I zone and upland buffer habit::tt (Section 3.01.03.EE.2.p(4)(ii)and (iii)) ::tre
not eligible for restor::ttion credit, but sh::tllo'N marsh ::tcre::tge beyond the
requirements may be eligible for full restor::ttion credit.
vi. Propos::tls th::tt request ::tn incre::tsed multiplier for transferable development
rights b3sed on creating or restoring n::ttur::tI h::tbit::tts from f-ormer ::tgricultur::tl
l::tnds must be accomp3nied by ::t restoration and m::tn::tgement plan. The Bo::trd
of County Commissioners will decide whether to ::tccept or modify such pl::tns
during the PTV ::tpprov::tl process. The restor::ttion and m::tnagement pl::tn must
include the following:
1) identifies the ::tre::t to be restored;
2) identifies the str::ttegy th::tt '.vill be employed to restore the l::tnd;
3) provides an ::tcceptable time t::tble for completion of the restor::ttion;
4) identifies me::tsures th::tt '!.'ill be used to e'l::tlu::tte the success of the
restoration, including the density ::tnd distribution of species; ::tnd
5) includes ::t funding strategy for monitoring ::tnd m::tint::tining the h::tbit::tt,
including the ongoing m::tinten::tnce ::tnd remo\'::tl of exotic veget::ttion.
(6) Use of reclaimed water.
i. Each new Town or Village must propose a reclaimed water management plan
which:
1) Meets the design standards of FDEP and SFWMD and is capable of
meeting water quality standards for ultimate discharge into the Indian River
Lagoon;
2) Accommodates within its PTV boundaries the volume of reclaimed water
produced from its wastewater discharges;
3) Identifies the lands designated to receive reclaimed water;
4) Encourages subsurface drip irrigation systems;
5) Prioritizes the irrigation of agricultural lands and golf courses as the
preferred method of re-use; and
6) Provides secondarily, and as necessary to accommodate the required
disposal volumes, applications on other land uses allowed by FDEP.
ii. The reclaimed water management plan shall be reviewed and approved by the
utility providing the re-use water. Documentation of such approval must be
available prior to public hearings on the PTV request.
iii. These requirements were established to offset the biological impacts of new
development, to ensure the re-use of nutrients in reclaimed water, to enhance the
ecological functions of the Countryside, and to enhance the county's strategy of
disposing of reclaimed water near its origin.
(7) Countryside management.
Land in the Countryside, regardless of use or ownership, is a critically important
landscape component of St. Lucie County and must be properly managed and
maintained to further tho purposes of the TVC Element. A detailed countryside
management plan must be submitted with each PTV application identifying the entities
that will be responsible for the funding, construction, ownership, and management of
each component of land designated as Countryside, specifically including the Flow
ORDINANCE 07-055 ADOPTED 11.20.07.doc
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75
Way System. The Board of County Commissioners will decide whether to accept or
modify this plan during the PTV approval process.
p. REGIONAL FLOW WAY SYSTEM
(1) Purpose and intent.
i. A regional Flow Way System will improve water quality through a comprehensive
interconnected storm water management system that also serves as a linear
park. The Flow Way System is intended to provide for a high level of retention
and treatment of stormwater, reduction in water lost to tide through storage and
re-use of retained water, supplemental water supply for irrigation, habitat for fish
and wildlife, wildlife corridors, opportunities for habitat mitigation, and the
recreational and aesthetic values provided by natural riverine systems.
ii. The regional Flow Way System will be created incrementally and become a
continuous water management system that enhances the conveyance functions
of the existing drainage canals and incorporates the storm water detention,
conveyance, and discharge systems for new development so as to reduce total
runoff volume and improve water quality prior to discharge into the Indian River
Lagoon.
iii. Where not inconsistent with SFWMD permitting criteria, natural habitat
restoration is preferred to open water systems for treating stormwater and may
be eligible for higher multipliers offered for restoration and preservation.
(2) Location and connectivity.
i. The Flow Way System shall be integrated within each development site as well
as with adjacent flow way systems and existing human and native habitats in
order to create a fully integrated regional system.
ii. The Flow Way System shall be located within the Fringe or Rural transect zones
where it can provide sufficient water storage to serve the neighborhoods while
maximizing the viability of the adjacent land for agricultural uses and native
habitat restoration. The system may pass through or between neighborhood
transect zones provided the following criteria are met:
1) The location and width of that portion of the system does not negatively
impact the desired walkable, compact structure required for each Town or
Village;
2) An adequate number of crossings is provided in order to maintain the
required connectivity of the street network and the navigability of the
waterway; and
3) That portion of the system is detailed to reflect the appropriate urban or
rural character of the neighborhood transect zones (see Figure 3-13).
(3) Accessibility and edges.
J. In order to reinforce the desired linear park quality intended for the Flow Way
System, the water's edge must be easily and safely accessible. A pedestrian and
bicycle trail system shall be provided and maintained along at least one side of
ORDINANCE 07-055 ADOPTED 11.20.07.doc
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76
the system. In neighborhoods, the trail may take the form of paved sidewalks that
runs adjacent to the system. In the Countryside, trails of a suitable material for
walking, cycling, or equestrian uses should be provided within the upland buffer
adjacent to the system.
II. The edge of the Flow Way System should be varied and should reflect the
character of the adjacent transect zone. The following edge conditions may be
used (as illustrated in Figure 3-13) or other designs may be submitted for
approval consistent with the following intent:
1) Neighborhood: Core, Center. Near the center of Towns and Villages, the
system may be bulkheaded with adjacent sidewalks, railings, and formal
landscaping. Bulkheaded sections should provide periodic access via stairs
and landings to the waters' edge.
2) Neighborhood: General, Edge. The area from the waters' edge landward
should be fairly level to gently sloping for a minimum of 15 feet, with any
required elevation changes to an adjacent sidewalk accommodated by
terraces or landscaped slopes. Landscaping may be either formal or
informal, with care given to species selection on sloped areas for long-term
maintenance.
3) Countryside. In order to create a natural relationship between land and
water within the Countryside, the slope of the land from the water's edge
landward shall be no steeper than 1 foot of vertical change in elevation for
every 10 feet of horizontal distance for the first 20 feet landward from the
waters' edge. A wide walking path can meander along the edge of the
water within native habitat. This edge condition may also be appropriate
along a park.
N&lgl'tl><ortlood
c_, c.......
I ti
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ORDINANCE 07-055 ADOPTED 11.20.07.doc
FIGURE 3-13
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77
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11/26/2007
(4) Fish and wildlife.
i. The Flow Way System is intended to provide fish and wildlife habitat in addition
to its other functions. In order to promote use by wildlife, wading birds, and in
particular endangered species such as the wood stork, the system must be
designed and managed to provide wading bird feeding areas and healthy fish
populations.
ii. A vegetated and functional littoral zone shall be established as part of the
Flow Way System. Prior to construction of the surface water management
system for any phase of a project, the developer shall prepare a design and
management plan for the littoral zone that will be established as part of these
systems. The littoral zone established shall consist entirely of native vegetation
and shall be maintained as part of the water management system.
1) As a minimum, 20 square feet of vegetated littoral zone per linear foot of
shoreline shall be established as part of the water management system.
2) This area of vegetated littoral zone habitat shall be located such that no
less than 50 percent of the total shoreline of the Flow Way System is
buffered by littoral zone habitat.
3) Littoral zone habitat shall be a minimum width of 20 feet and a minimum of
25% of the shoreline shall be designed as a wide littoral zone habitat a
minimum of 60 feet in width (see Figures 3-14 and 3-15). For example,
100 feet of shoreline requires 2,000 square feet of littoral zone along at
least 50 feet of the Flow Way edge; 25 feet of the 50 feet of shoreline with
littoral zone must be 60 feet wide.
4) Average water depth over the littoral shelf should range between 2 to 18
inches at the control elevation. The littoral shelf should be contoured to
create areas with shallow depressions that should dry down or retain 2 to 6
inches of water when the water level is 1 foot below the control elevation
(see Figure 3-15), except for points of inflow which may be deeper.
5) These littoral areas are considered part of the Flow Way System and are
not eligible for the higher multiplier offered for restored native habitat by the
TDR program.
FIGURE 3-14
Littoral sMlI In Wat Sersscn
FIGURE 3-15
U!!otalschêlf in Dry Season
l.morð! Sbell beçom,,~ llllpo$l'lO
in dry season
$Ì'Itlllow depre$slons wltl1ln
littoral shelf
Shellow depleSSlons <XmCtli1ltalo
Osh for wading blro$
';";.'l
20 It rnln
'Upland Buffa';
60 It min
''I'flde litwral Shelf
20 ft rml)
'up4arld Buffer"
6(J It 1l'"n
WI$) unoral Sh"jf
iii. A buffer zone of native upland edge vegetation shall be provided and maintained
around the Flow Way System. The habitat may consist of preserved or planted
vegetation, but shall include canopy, understory, and ground cover of native
species only. The edge habitat shall begin at the upland limit of the Flow Way
System. As a minimum, 20 square feet of edge habitat shall be provided for each
linear foot of shoreline. This upland edge habitat shall be located such that no
less than 50 percent of the total shoreline is buffered by a minimum width of 20
ORDINANCE 07-055 ADOPTED 11.20,07.doc
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78
feet of upland habitat. This edge habitat is considered part of the Flow Way
System and is not eligible for the higher multiplier offered for restored native
habitat by the TDR program (see Figures 3-14 and 3-15).
(5) Navigability.
i. The Flow Way System shall be designed primarily for water quality and restoration
purposes. When consistent with these primary purposes, navigability by non-
motorized boats is also a design goal. Where SFWMD requirements prevent
navigation due to required separations or features such as existing canals or
spillways, easy portage opportunities shall be provided at such obstructions.
ii. Except where navigability would be inconsistent with the water quality and
restoration goals for the Flow Way System, bridge crossings must provide at least
four feet of clearance between the system's control elevation and the bottom of the
bridge crossing. Large culverts may be used to provide navigability if this clearance
standard can be met.
(6) Planning and maintenance.
i. Planning. The Flow Way System must be designed to the following standards and
incrementally constructed as development proceeds:
1) All elements of the stormwater management system must be designed to
prevent negative impacts to adjacent areas and to receiving water bodies. The
developer must establish a permanent water quality monitoring system to
demonstrate that adjacent properties and receiving bodies of water are not
being negatively impacted by water not meeting standards. The proposed
monitoring system requires approval by St. Lucie County in consultation with
SFWMD prior to construction of the surface water management system.
2) Water attenuation and discharge criteria must use the 10-year, 3-day storm
event with a peak discharge rate of 2.6 inches per 24 hours, or the criteria
required by SFWMD, whichever is more restrictive. Each portion of the Flow
Way System must meet all permitting criteria required by SFWMD.
3) Best Management Practices must be used to ensure water quality.
4) Before final approval is granted to excavate, a Phase I environmental
assessment, and if warranted a Phase II environmental assessment, shall be
submitted to St. Lucie County. If levels of contaminants in the soil such as
pesticides, herbicides, and metals are found to exceed state standards, the
area shall be remediated or the site redesigned to accommodate storm water
management in another location.
5) Once St. Lucie County creates an institutional structure to facilitate the
implementation of the Flow Way System, further approvals must be in
accordance with that structure.
ii. Maintenance. The long-term operation, management, and maintenance of the
overall system should be conducted by a single entity responsible to meet the
performance criteria set forth for the regional system. These responsibilities shall
include the following:
1) Provide connectivity between Towns, Villages, and other developments;
2) Manage the health of the aquatic system;
3) Manage the fish and wildlife values;
ORDINANCE 07-055 ADOPTED 11.20.07.doc
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79
4) Provide navigability between Towns and Village; and
5) Provide and implement mitigation as needed.
q. WORKFORCE HOUSING
To encourage a broad range of family sizes and incomes, each Town and Village must
provide a minimum of 8% of the proposed number of dwellings as workforce housing, as
defined generally in Section 4.04.06 and as further defined by St. Lucie County through
ordinances or during the process of approving an individual Planned Town or Village.
(1) When workforce housing will be provided above the required 8%, the total area of its
lots may be counted towards the fulfillment of the required amount of Countryside,
but may not be located in either the Rural or Fringe transect zones.
i. Accessory dwellings in neighborhoods may provide additional workforce
housing, but such dwellings may not be counted towards the fulfillment of
either the 8% workforce housing requirement or the required amount of
Countryside.
ii. Accessory dwellings and any workforce housing above the required 8% that is
not counted toward the fulfillment of the required amount of Countryside will
not be required to comply with the remaining provisions of Section
3.01.03.EE.2.q.
(2) Workforce housing must be made available on approximately the same schedule as
the balance of housing in each Town or Village; workforce housing may not be
deferred until the final phases.
i. A specific schedule for the types, location, and phasing of construction of
workforce housing must be proposed with each PTV application.
II. The Board of County Commissioners shall decide whether to accept or modify
this schedule during the approval process.
(3) Workforce housing units must be roughly proportional to the tenure types (fee
simple, condominium, rental) of the market rate homes in each Town or Village.
(4) The bedroom mix of workforce housing units must be roughly proportional to the
bedroom mix of the market rate homes in each Town or Village.
(5) Workforce housing units are expected to vary from the market rate offerings in each
Town or Village due to smaller sizes and fewer interior amenities. However, these
variations must not adversely affect the energy efficiency of the workforce units.
Workforce units must be complementary in exterior design and materials and must
be dispersed throughout each Town or Village.
(6) Workforce housing must be sold or rented only to qualified households as defined
by St. Lucie County.
i. Half of the required workforce housing must be affordable to families earning
80% to 100% of the Area Median Income. The other half must be affordable to
families earning 100% to 120% of the Area Median Income.
ii. Workforce housing may be offered for sale or rent through agencies operating
affordable housing programs that are specifically approved by the St. Lucie
County for this purpose.
(7) Affordability must be maintained for a period of at least 25 years. St. Lucie County
will establish standards for maintenance of affordability during this 25-year period.
i. These standards may include documents being recorded in the public records
of St. Lucie County describing the affordability requirements for each
workforce housing unit.
ORDINANCE 07-055 ADOPTED 11.20.07.doc
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ii. These standards may include a program that would restrict the resale of
individual workforce housing units or the subsequent rental of a purchased
unit only to other qualified households as defined by St. Lucie County.
iii. These standards may include a program for setting resale prices for individual
workforce housing units to maintain affordability and resetting the 25-year
affordability period upon resale, and may provide for appreciation in the value
of the unit to accrue to the seller in increasing percentages based on the
length of time that the unit is occupied by a qualifying household.
r. TARGETED INDUSTRIES
St. Lucie County identifies targeted industries that will enhance industry clusters vital to
the county's economic future and that will expand job opportunities for county residents.
These targeted industries are defined by St. Lucie County through its economic
development program and may be adjusted during the process of approving an individual
Planned Town or Village. In addition to other incentives provided by St. Lucie County:
(1) Manufacturing Facilities identified by St. Lucie County as desirable targeted
industries may be located within areas indicated on the Tr::msfer3ble Development
V31ue M3p (Figure 3 3 of the TVC Element) as suit3ble for Industrial on the Future
Land Use Map, uses,-excepting "aquaculture" which may be located within the
Countryside of a PTV.
(2) Distribution Centers identified by St. Lucie County as desirable targeted industries
are suitable within areas indicated on the Tr3nsfer3ble Development V31ue Map
(Figure 3 3 for the TVC Element) as suit3ble for Industrial on the Future Land Use
Map tISe5 or within areas west of 1-95 along Indrio Road with an MXD designation
on the Future Land Use Map th3t 3re identified on the North St. Lucie County
Gener31 Workplace Plan (Figure 3 16 of the TVC Element) 3S 3ppropriate for
High'll3Y Service ,I Warehouse.
(3) Targeted industries categorized as Finance & Insurance Carriers; Information
Industries; Professional, Science & Technical Services; or Administrative &
Support Services may be located within Core or Center transect zones of a PTV.
(4) Land that is developed for the sole use of targeted industries within a PTV may be
counted as an Open Space component but may not be located in either the Rural or
Fringe transect zones unless the use is agricultural in nature including aquaculture.
See Section 3.01.03.EE.2.o(2)iii.
(5) Development rights th3t 3m tr3nsferred from 3 targeted industry site 3re eligible for
the highest multiplier off-ored by the TOR progr3m (see Section 4.04.05).
s. LANDSCAPING AND NATURAL FEATURES
(1) In addition to complying with the Resource Protection Standards in Chapter VI,
native trees and vegetation and other natural features must be preserved to the
extent practicable.
(2) The landscaping and screening requirements in Section 7.09 apply except as
follows:
i. The landscaping adjacent to streets otherwise required by Section 7.09.04.A
will not be required between buildings and streets. However, this requirement
still applies between off-street parking areas (and other vehicular use areas)
and streets.
ORDINANCE 07-055 ADOPTED 11.20.07.doc
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ii. The landscaped buffer areas required by Section 7.09.04.E to segregate
single family or two family residential uses will not be required in the PTV
zoning district.
t. SIGNS
Permanent and temporary signs within any Planned Town or Village shall comply with the
following provisions of Chapter IX of this Code:
(1) For Rural and Fringe transect zones, the same regulations that apply to the
Agricultural-5 (AG-5) zoning district, except that no off-premises signs are permitted.
(2) For Edge and General transect zones, the same regulations that apply to the
Residential Estate-2 (RE-2) zoning district.
(3) For Center and Core transect zones, the same regulations that apply to the
Commercial Neighborhood (CN) zoning district, except that ground signs may not
exceed a height of ten feet.
3. APPROVAL PROCESS
a. The approval process for the Planned Town or Village district shall be as provided in
Chapter XI for Planned Developments, except that the approval of final site plans shall
be administrative and shall not require the public hearing described in
Section 11.02.05.BA or the public notices described in Section 11.00.03. This zoning
district provides certain opportunities for applicants to request minor modifications to its
standards. During the final public hearing for the preliminary approval of each PTV
zoning district, the Board of County Commissioners must explicitly respond to each of
these requests. Except to the extent that such requests are formally accepted or
accepted with modifications, the written standards of this zoning district shall apply.
b. Submittal requirements for preliminary approval shall be as provided for Planned
Developments except as follows:
(1) General Information: the same information required for all Planned
Developments.
(2) Existing Conditions: the same information required for all Planned
Developments
(3) Proposed Development Activity and Design: the same information required
for all Planned Developments except that the following items may be deleted:
i. location of buildings;
ii. location of parking/loading areas;
iii. location of pedestrian circulation;
iv. location of landscaping;
v. location of signs and lighting; and
vi. location of lots and yard requirements.
(4) Preliminary Regulating Plan: In lieu of these deleted items, the applicant must
submit a proposed preliminary regulating plan that complies with the following
standards. This preliminary regulating plan may contain some or all of the other
information required by this Code for a proposed development activity if that
other information does not obscure the following required information for
regulating plans:
i. The entire area within the proposed PTV and all adjoining roads, canals,
and other rights-of-way or easements must be shown on the regulating
ORDINANCE 07-055 ADOPTED 11.20.07.doc
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82
plan. ii. The precise assignment of a transect zone to all land including
proposed streets within the PTV (see Section 3.01.03.EE.2.c). All land shall
be assigned one of the six transect zones and no land may be assigned
two or more transect zones.
iii. The precise location of proposed streets throughout the PTV, indicating the
specific type of each street. Streets types must comply with the transect
zone through which they pass (see Section 3.01.03.EE.2.i) and must
provide right-of-way in accordance with the standards in Section
3.01.03.EE.2.1.
iv. Proposed lot lines do not need to be shown on the regulating plan, but all
land to be subdivided into lots must indicate the proposed lot types, which
must comply with the transect zones where the lots are to be located (see
3.01.03.EE.2.e) and be able to meet the development standards for each
lot type (see 3.01.03.EE.2.g)
v. The approximate location of the surface water management system,
including its outfall and all connections with existing drainage features and
the new regional Flow Way System.
vi. The location of civic spaces including those required by Section
3.01.03.EE.2.n, and if qualifying as Open Space components, the location
of civic uses, targeted industry, higher education, estate lots in the Fringe
transect zone, and workforce housing above the required 8%.
vii. The graphic format of the regulating plan should be similar to the model
regulating plan in Section 3.01.03.EE.3.c and be produced at the same
scale and sheet size as similar documents required for all Planned
Developments.
viii. The proposed regulating plan must be accompanied by tabular data
demonstrating compliance with all requirements of the PTV zoning district.
ix. The proposed regulating plan must be also be provided electronically in a
standard CAD format.
(5) Other Supporting Documents: The application should also contain other
supporting documents that are required or that demonstrate compliance with the
standards set forth in this Code ::md in the TVC Element. Examples include:
i. A restoration and management plan (Section 3.01.03.EE.2.0.5).
ii. A reclaimed water management plan (Section 3.01.03.EE.2.0.6).
iii. A countryside management plan (Section 3.01.03.EE.2.0.7).
iv. A proposed schedule for the types, location, and phasing of construction of
workforce housing (Section 3.01.03.EE.2.q).
c. Submittal requirements for final approval of a planned Town or Village shall be as
provided in Chapter XI for final site plan approval of all other Planned Developments
except as follows:
(1) A final version of the preliminary regulating plan that was approved with the PTV
zoning must be submitted which includes all of the information on the preliminary
regulating plan plus the final location and dimension of all lots and streets in
accordance with the PTV standards.
(2) Final data tabulations that demonstrate compliance with all requirements of the
PTV zoning district.
(3) Other supporting documents and diagrams as needed to demonstrate
compliance with the standards set forth in this Code ~nd in the TVC Element.
(4) Minor modifications to an approved preliminary regulating plan may be approved
at the time of final approval, or later as an amendment to the final approval,
ORDINANCE 07-055 ADOPTED 11.20.07.doc
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83
provided they comply with all requirements of this Code, and any conditions
imposed at the preliminary approval stage, and '.\lith the goals, objoctives, and
policies of the TVe Element. No modifications may reduce the diversity of lot
types or street types that had been shown on an approved preliminary regulating
plan.
d. A model regulating plan is shown in Figure 3-16 to demonstrate the graphic format and
level of detail required when seeking preliminary approval for a Town or Village. This
model regulating plan is reduced in size for inclusion in this code but a full-scale copy
of this plan may be obtained from the Growth Management Director.
4. PHASING OF TOWNS AND VILLAGES
Preliminary approval of PTV zoning must be obtained for the entire Town or Village, including its
Countryside component, even if subsequent development may occur in phases. If final approval
is sought in phases, the first phase must include the entire Countryside component including
recorded easements indicating that residential density has been transferred into
Neighborhoods. Each phase must indicate how the remaining phases are planned to be
integrated with the earlier phases. Tabular data must be provided for existing phases and for all
future phases to ensure that all requirements of the PTV district will be met.
ORDINANCE 07-055 ADOPTED 11.20.07.doc
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84
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ORDINANCE 07-055 ADOPTED 11.20.07.doc
FIG~RE 3-16a
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PARCEL SilZE fllOb", 100'11>
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NEIGIl9ORHOOO 1398", 27.11% NEIGHBORHOOD
C<re 7 U% 5Xl%
c....v 17 3A% 122%
GIl"'l\Ill 55 10,9% 392%
Ed¡; !! 61 121% 43.5%
I't!RCENT 01'
OOUNTRYSID€ COMPO,NEliITS: ACRES ENTIRE PARCEL
~t"" I
N_ ""Iilal 361 722%
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C<ltnn'u<ìil)' tl!Htmîìfbn ~s 0 0.0%
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TOTAL: 36\ 722%
OPEN SPACE COMPONEHfS:
CM'ë Uta 7 140%
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"'gflllr od"",dm 0 00%
_.. tdÌl\ 0 OJJ%
Walda",", "......"9 a 1 6%
Pbü &9"''''' 0 0.0%
TOTAL: 15 3Xl%
DENSITY IN Nfl DEVELOPABlE AREA:
0....11"9 unto' 767 <ni!$
Noiq.b:llliood area: 139 aGo
OEtllllT'Y: 5.7 urìii;Sþd aë
St luc" COUl'lll' LalldD!;veb;;D!OO!'!1 COOe
ORDINANCE 07-055 ADOPTED 11.20.07.doc
FIGURE 3-16b
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86
11/26/2007
FF. PCS (PLANNED COUNTRY SUBDIVISION)
1. PURPOSE
The Planned Country Subdivision (PCS) district provides a specialized zoning district
to accommodate landowners who choose to subdivide their land into individual home
sites using the transferable potential development value assigned to that land by the
Future Land Use Map. The PCS district may only be used on land outside the Urban
Service Boundary land but within the TVC designation on the Future Land Use Map of
the St. Lucie County Comprehensive Plan Overlay Zone.
2. STANDARDS AND REQUIREMENTS
Standards and requirements for Planned Country Subdivisions shall be as follows:
a. PERMITTED USES
Unless otherwise specified by the Board of County Commissioners during the
approval process, the same permitted and accessory uses allowed in the
Agricultural Residential-1 (AA-AG-1) zoning district shall apply to the PCS zoning
district. An applicant for PCS zoning may request additional uses or propose
restrictions beyond those in the AR-AG -1 zoning district by providing a complete
identification of all intended land uses with the PCS application. These uses should
be selected from the lists of permitted, conditional, and accessory uses in this code
and must be consistent with the TVC Element of the St. Lucie County
Comprehensive Plan Overlay Zone. If the PCS approval includes any change to the
permitted and accessory uses that are allowed in the AA-AG -1 zoning district, that
change will be made by the Board of County Commissioners during the approval
process.
b. SIZE
A Planned Country Subdivision must be a minimum of 5 contiguous acres under
common ownership or control and may not be used for parcels that exceed 500
acres (see Policy 3.1.2.7 of the TVC Element).
c. DENSITY
The maximum residential density for a parcel being rezoned to the PCS district is
determined by the Tr:msrorable Development Value Map (Figure 3 3) and Policy
3.1.2.5 of the TVC Element development potential indicated on the Future Land Use
Map. The TDR program in Section 4.04.05 of this Code may not be used to transfer
density to or from land zoned PCS; the only exception is 'I.'hen the PCS zoning
district is used in accordance \vith Section 1.01.01.D.3.
d. DIMENSIONAL REQUIREMENTS
Unless otherwise specified by the Board of County Commissioners during the
approval process, the following dimensional regulations shall apply to residential lots
in the PCS zoning district:
ORDINANCE 07-055 ADOPTED 11.20.07.doc
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87
(1) Minimum lot size, width, road frontage, yard, height, and lot coverage shall be
the same as applies to the Residential Estate-2 (RE-2) zoning district, see
Table 7-10 and Section 7.04.01.
(2) Minimum buildinglstructure elevations as established by Section 7.04.01.C
may not be altered.
(3) The building spacing formula in Section 7.04.03 does not apply in PCS
districts.
(4) The base building line setback requirements of Section 7.04.04 must be
observed by all development in PCS districts.
(5) Residential buildings on individual lots must meet the garage standards in
Section 4.04.04.F.
e. REGIONAL FLOW WAY SYSTEM
New development must provide water management in the form of an interconnected
system consistent with and connected, if possible, to the Flow Way System as
described in Section 3.01.03.EE.2.p).
f. COMPATIBILITY
Applications for PCS zoning must not be incompatible with existing and planned
adjoining uses of land. The PCS district should aenerally conform to the Edae,
Frinae and Rural transect zones as defined by this code and as their associated
standards and requirements are applicable to the PCS district. Compatibility will be
determined by the Board of County Commissioners during the preliminary approval
stage.
g. STREET NETWORK
Applications for PCS zoning that propose 25 or more lots must provide at least two
points of vehicular access not be restricted by gates and must provide an
interconnected street network as described in Section 3.01.03.EE.2.ki-1. The
proposed development plan must also accommodate the Future Street Network
Plan (see Section 4.04.04.B).
h. URBAN SERVICES
In accordance with Policy 3.1.2.6 of the TVC the RE desianation in the Future Land
Use Element, properties rezoned to the PCS zoning district are not eligible for urban
services. The only exception is when the PCS zoning district is used Urban Service
Boundary is moved in accordance with Section 4.04.04.D.3 Policy 1.1.5.1 of the
Comprehensive Plan.
i. NATURAL FEATURES
In addition to complying with the Resource Protection Standards in Chapter VI,
native trees and vegetation and other natural features must be preserved to the
extent practicable.
j. OPEN SPACE STANDARDS
ORDINANCE 07-055 ADOPTED 11.20.07.doc
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88
In addition to the general open space guidelines in Section 7.04.02.B, applications
for PCS zoning must comply with the open space standards for Planned Unit
Developments in Residential Future Land Use Categories as found in Section
7.01.03.1.1.a.
k. PHASING
Applications for PCS zoning must propose only a single phase of development.
I. LIGHTING
All lighting facilities shall be arranged in such a manner so as to prevent direct glare
or hazardous interference of any kind to adjoining streets or properties.
m. SIGNS
Permanent and temporary signs within any Planned Country Subdivision shall
comply with the provisions of Chapter IX of this Code as they apply to the
Residential Estate-2 (RE-2) zoning district.
3. APPROVAL PROCESS
The approval process and submittal requirements for the Planned Country
Subdivision district shall be as provided in Chapter XI for Planned Developments,
except that the approval of final site plans shall be administrative and shall not
require the public hearing described in Section 11.02.05.BA or the public notices
described in Section 11.00.03.
ORDINANCE 07-055 ADOPTED 11.20.07.doc
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89
GG. PRW (PLANNED RETAILIWORKPLACE)
1. PURPOSE
The Planned Retail/Workplace (PRW) district provides a specialized zoning district to
accommodate landowners who choose to place retail or workplace land uses outside a
Town or Village in a manner consistent with the g031s, objectives, and policies of the
TVC Element development standards provided in the TVC Overlay Zone.
a. The PRW district may only be used on land design3ted TVC on the Future L3nd
Use M3p of the St. Lucie County Comprehensive PI3n within the TVC Overlay
Zone on parcels with Mixed-Use Development (MXD) or Commercial (COM)
Future Land Use desionations.
b. PRW proposals must meet the ret3il st3ndards under Objective 3.1.8 and/or the
workpl3ce st3nd3rds under Objective 3.1.10 of the St. Lucie County
Comprehensive Plan, in addition to the TVC Overlay Zone requirements in
Section 4.04 of this Code.
c. The PRW district can be used only for one of the following primary purposes:
(1) LOCAL RETAIL: Local stores, convenience centers, neighborhood
centers, village centers, town centers (or portions thereof). (See Section
4.04.06, Definitions.) th3t comply '.\lith the North St. Lucie County Gener31
Ret3il Development PI3n (Figure 3 13 3nd Objective 3.1.8 of the St. Lucie
County Comprehensive Pl3n).
(2) INTERSTATE RETAIL: Highway servicelwarehouse uses along Indrio
Road immediately west and east of Interstate 95 th3t comply 'Nith the North
St. Lucie County Gener31 Ret3il Development PI3n (Figure 3 13 and
Objective 3.1.8 of the St. Lucie County Comprehensive Plan).
(3) MIXED-USE BUSINESS DISTRICT: Mixed-use business districts between
Interstate 95 and the Florida Turnpike th3t comply with the North St. Lucie
County Gener31 Workpl3ce PI3n (Figure 3 16 3nd Objective 3.1.10 of the
St. Lucie County Comprehensive Plan) with MXD Future Land Use
desionations at the southern end of the TVC Overlay Zone.
(4) TRANSITIONAL RET^IL: Ret3il, workplace, and residential uses in the
Tr3nsition31 .^.reas near St. Lucie Boulevard and Kings High'flay that
comply '....ith the North St. Lucie County General Workplace PI3n (Figure 3
16 3nd Objective 3.1.10 of the St. Lucie County Comprehensive Plan).
i. PRW zoning is required for new retail 3nd mixed use developments 3nd
for most new workpl3ce developments.
ii. PR\N zoning is not required for 13nd indicated on the Tr3nsfer3ble
Development V31ue Map (Figure 3 3) as suit3ble for industrial uses.
Land 50 indic3ted may 3150 qualify for light or heavy industri31 zoning
districts provided the zoned 13nds comply with St. Lucie County
st3nd3rds for the Future L3nd Use category of Industrial.
d. PRW proposals are encouraged to include mixed-use buildings. The maximum
number of residential units is established by the tr3nsferable development v31ue of
the I3nd pursuant to the Transfer3ble Development V31ue Map (Figure 3 3 of the St.
Lucie County Comprehensive P13n), development potential indicated on the Future
Land Use Map, by plus any TDR credits obtained throuoh the provisions of Section
ORDINANCE 07-055 ADOPTED 11.20.07.doc
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90
4.04.05, or by the approval of the Board of County Commissioners for the provision
of workforce or affordable housing.
e. For purposes of interpreting compli::mce of 3 PRW 3pplic3tion with the design3tions
of 13nd on Figures 3 13 3nd 3 16 (see Figure 3 17 below), the B03rd of County
Commissioners may 3pprove ret3il or workpl3ce development 3S f3r as 1/4 mile
beyond the precise design3tions provided such uses 3re integr3ted with and
3ccessible through the design3ted 13nd 3nd are not incomp3tible '::ith surrounding
tISe&.-
2. STANDARDS AND REQUIREMENTS
Standards and requirements for the Planned Retail/Workplace district shall be as
follows:
a. TRANSECT ZONES
(1) All land within each PRW must be allocated to one of the four transect
zones described below. Each transect zone controls land use, lot types,
and the placement and intensity of buildings and other uses of land:
i. Core
ii. Center
iii. Fringe
iv. Specialized District (allowable only for Interstate Retail and Mixed-Use
Business District as defined in 3.01.03.GG.1.c).
(2) The general standards for the Core, Center, and Fringe transect zones are
described in Section 3.01.03.EE.2.d. The general standards for the
Specialized District transect zone are described immediately below.
ORDINANCE 07-055 ADOPTED 11.20.07.doc
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91
(3) "SPECIALIZED DISTRICT" TRANSECT ZONE
PURPOSE: Specialized Districts are used for development types or forms that are not fully
integrated with Towns, Villages, or the Countryside. Examples include large industrial uses,
institutional campuses, medical facilities, and vehicle-oriented warehouse or large-format retail
establishments.
ALLOWED WHERE: The Specialized District transect zone may be used only for Interstate
Retail west of 1-95 or for Mixed-Use Business Districts as defined in 3.01.03.GG.1.c.
PERMITTED LOT TYPES in the Specialized District transect zone (see listed sections for
details):
· Mixed-Use Building Lot (3.01.03.EE.2.e)
· Retail Building Lot (3.01.03.EE.2.e)
· Apartment Building Lot (3.01.03.EE.2.e)
· LivelWork Building Lot (3.01.03.EE.2.e)
· Civic Building Lot (3.01.03.EE.2.e)
· Highway Service Lot (3.01.03.GG.2.c)
· Warehouse Retail Lot (3.01.03.GG.2.c)
BUILDING FORM AND PLACEMENT ON LOTS for the Specialized District transect zone: refer
to Section 3.01.03.GG.2.c.3.
DEVELOPMENT STANDARDS for the Specialized District transect zone: refer to Section
3.01.03.GG.2.d.
PERMITTED USES for the Specialized District transect zone: refer to Section 3.01.03.GG.2.e.
ALLOWABLE STREET TYPES in the Specialized District transect zone (refer to Section
3.01.03.GG.2.g):
· Main Street
· Boulevard
· Avenue
· EastlWest Street
· North/South Street
· Alley
STREETSCAPE STANDARDS for the Specialized District transect zone: refer to Section
3.01.03.GG.2.h.
ORDINANCE 07-055 ADOPTED 11.20.07.doc
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92
b. TRANSECT ASSIGNMENT CONCEPTS
Each proposed regulating plan must clearly indicate the allocation of transect zones
within the entire PRW district to define the character of various portions of the district.
The following general guidelines shall be followed when proposing transect zones:
(1) A PRW district should generally have less intensity where it adjoins existing or
planned development with less intensity. Where adjacent to a busy street or
highway, or adjacent to an established urban area, the transect zones with
greater intensity may adjoin that highway or urban area.
(2) Similar uses should face across streets; changes in transect zones should
generally occur along rear or side lot lines rather than along streets.
(3) When a PRW will adjoin an existing or approved neighborhood, the PRW should
establish similar transect conditions (such as Center aligning with Center, and
Fringe aligning with Fringe). Transect juxtapositions may be approved by St.
LucieCounty where natural conditions warrant them or where alignment of similar
transect conditions would be inappropriate due to existing or proposed uses on
adjacent properties.
(4) The Specialized District transect zone may only be used in the following
situations:
i. Only for Interstate Retail west of 1-95 and for Mixed-Use Business Districts
as defined in 3.01.03.GG.1.c; and
ii. Only where it is not possible or desirable to integrate the desired
development type or form with adjoining uses; and
iii. Only for that portion of a proposed development where the other transect
zones allowable in the PRW district are unsuitable; and
IV. Only where the det3ils proposed within the Speci3lized District '.viII not
interfere with 3ny of the g031s, objectives, and policies of the TVC Element.
c. LOT TYPES
(1) The following lot types may be assigned within the corresponding transect zones
as shown in the following matrix. An applicant may propose additional lot types
during the PRW rezoning process provided the lot types comply with the intent of
the TVC Element Overlav Zone; the Board of County Commissioners shall
decide whether to accept, modify, or reject such additional lot types during the
approval process.
ORDINANCE 07-055 ADOPTED 11.20.07.doc
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93
'0
8. ... .~t>
~ ~ 'lift:
c: <3 .~~
'C fl:
Lot Types u... (.)
(f)
Mixed-Use Building Lot X X X
Retail Building Lot X X X
Apartment Building Lot X X X
LivelWork B uìldi ng Lot X X X
Apartment House Lot X
Rowhouse Lot X
Civic Building Lot X X X X
Highway Service Lot X
Warehouse Retail Lot X
Countryside Tract X
Transect Zones
S1.L""", COli,.,lv Land 0..-.6&>""",,,, Code
~1"""" b code as adoot"" on s,oo.<:l('
(2) Differing lot types may be placed back-to-back on a single block to provide
harmonious transitions between lot types. Lot types should be selected to provide
buildings of like scale and massing on opposite sides of streets. The primary
entrance of every building must directly face a street, a square, a park, a plaza,
or a green.
(3) Proper building placement and other regulations are illustrated immediately
below for Highway Service Lots and Warehouse Retail Lots. Similar requirements
for the other lot types are described in Section 3.01.03.EE.2.d.
ORDINANCE 07-055 ADOPTED 11.20.07.doc
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94
(4) Highway Service Lot (HS)
Thellll liaQr~œ iIIUBV;iil~~ lI11me 01 the lot lIi~\J a(/ø llllJlensiona r,guirellJllnts frqm Tab{, ~.:t
HEIGHT:
'An awning. balcony.
Q! oolormadeft:lrcade
is required - See
Section 3..01.03 '" +
EE 2.g(8) forš ~
requirements ø E
"0
'l.()
~ t
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1s1 slory t· 12' min fin. floor
10 fin. ceiling
6'\)IUìING Pl."ACE!YlENT:
:
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5~
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~:r:
.
,
¡ r- . The pri;;~ ent~n~ Sh~U; be in' - . -. -' - . - . - . - . - . - . !
I the front corner. or a front and side I
~ . entrance IS necesary .
5 ~ ! Parking in Rear or on Sode !
~ ~ I I
b~' .
~81 I
I - ! ¡
L. ._ löt'i:ne _._.._._._"'_._._.~
.
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f
.
Sl. Lv.:'" COWlt" Lard De'veIop¡rem Code
ORDINANCE 07-055 ADOPTED 11.20.07.doc
.t..6i,tw>s tl coóe as .aoDled Oc'" !\Gi.lftJS
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95
(5) Warehouse Retail Lot (WR)
These diaGrams iIIusu.ato some of the lotslze ..and dlmensionaLreaUll1lments from Table. 3·3.
HEIGHT:
'An awning, balcony
IJ£. colonnade/arcade
is required - See
Section 3m .03 EE
2.9(8) for reqwre·
ments
t
! ~lst ¡
N Ífl.. story
,t")
r t
24'mín,
fin noono
fm. ceiling
BUILDING PLACEMENT:
rt...... -.-.,-*-...-. -.- l(}tl:ine -.-.....-.....·-·-'.......ì
,
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o 0 E ,¡;¡ :S
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00 ~]~
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A secondary entrance in the Rear
Parking in Rear
Asecondaryentranœ on the Side
Parking on the Side
. ¡¡i¡;¡"¡;;"q~ \;¡¡ H......\i~'í ßw¡,¡;u <¡I a.IÞi
._._._._._~_._._._._._._._.~
LOT DEPTH
StL\.'c" COJ..mN LaM De'le!Oomefll Code
Aéd\:l:ors b cede as adopted l;)~~ !.\GÙA>5
11/26/2007
ORDINANCE 07-055 ADOPTED 11.20.07.doc
96
..
·
·
·
rr
i5
0::
·
·
·
d. DEVELOPMENT STANDARDS FOR LOTS
(1) Table 3-3 provides dimensional requirements that apply to all lots of each
designated type. These requirements replace those found in Section 7.04.01.
(2) If additional lot types are proposed by a PRW applicant, comparable dimensional
requirements must also be proposed. An applicant may also propose changes to
the dimensional requirements in Table 3-3 for a particular lot type. The Board of
County Commissioners shall decide whether to accept, modify, or reject such
additional or modified dimensional requirements during the approval process.
(3) Building frontage is the percentage of the total width of a lot which is required to
be building wall, measured where the front yard ends and the front of the building
begins. For this purpose only, the width of a porte cochere may be counted as
building wall even though it has no front or rear wall.
(4) Each building shall have separate walls to support all loads independently of any
walls located on an adjacent lot.
(5) Each building on a Mixed-Use Building Lot, a Retail Building Lot, a Live/Work
Building Lot, or a Civic Building Lot must have an entrance facing a street or
public open space.
(6) Each building on a Mixed-Use Building Lot or a Retail Building Lot is required to
have an awninglmarquee, balcony, or colonnadelarcade in accordance with the
design requirements of Section 3.01.03.EE.2.g.(8).
(7) Minimum and maximum depths of front yards are shown Table 3-3. For Mixed-
Use Building Lots and Retail Building Lots, a portion of the building frontage may
be set back up to an additional 20 feet beyond the maximum front yard depth if
this space is constructed as a courtyard or entryway that is open to the sidewalk.
This portion may be up to 40% of the actual building frontage and may not be
used for parking.
e. PERMITTED USES
Table 3-4 identifies the permitted, conditional and accessory uses for each lot type.
Where the upper row of Table 3-4 indicates an entire zoning district, an US" in the
column below indicates that a particular lot type is also allowed to have the same
permitted, conditional, and accessory uses that are allowable to any parcel located in
that zoning district, in addition to all uses specifically indicated for that lot type in other
columns of Table 3-4. References to an existino zonino district pertain only to uses in
that zonino district. not to any sub-reference to form or size. Form and size are
reoulated by the TVC Overlay Zone standards.
ORDINANCE 07-055 ADOPTED 11.20.07.doc
11/26/2007
97
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ORDINANCE 07-055 ADOPTED 11.20.07.doc
99
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f. DENSITY
The PRW district primarily accommodates retail and workplace uses but these uses
may be located within or contiguous to surrounding neighborhoods or may be in
buildings that also contain residential uses.
(1) Residential units may be placed in freestanding buildings on portions of a site.
The density of those portions of the site cannot exceed the density limitations of
the Transferable Development Value Map in Figure 3 3 of the TVC Element
Future Land Use Map.
(2) Residential units may also be placed on upper stories of buildings that contain
retail or workplace uses, or may be part of freestanding Iivelwork buildings. The
total number of such residential units on the site cannot exceed the entire site's
density limitations as set forth in the Transferable Development Value Map in
Figure 3 3 of the TVC Element Future Land Use Map, or 5 dwelling units per
acre, \A..hichever is higher.
g. ALLOWABLE STREET TYPES BY TRANSECT ZONE
The following street types are be permitted by right in the transect zones shown.
These streets must comply with the streetscape standards in Section 3.01.03.GG.2.i
and the street cross-sections in Section 3.01.03.EE.2.1. An applicant may propose
additional street types or modified cross-sections and streetscape standards during
the PRW rezoning process provided the street types and modified standards comply
with the intent of the TVC Element Overlay Zone; the Board of County
Commissioners shall decide whether to accept, modify, or reject such proposals
during the approval process.
Transect Zones
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Main Street X X X
Boulevard X X X X
Avenue X X X
EastlWest Street X X
North/South Street X X
Parkway X
Alley X X X
Lane X X
Trail X X X X
ORDINANCE 07-055 ADOPTED 11.20.07.doc
11/26/2007
100
h. STREETSCAPE STANDARDS BY TRANSECT ZONE
The following standards apply to all street types as they pass through the indicated
transect zone:
Streetscape
Sta nd a rds
ilJ
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c:
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u.
Street edge:
Type
open
swale
Corner radius 1
15' to 30'
Corner radius:2
n/a
Planting strip:
Type
swale
Width
8' min.
Tree spacing
clustered or
regular
multiple
species
allowed
Tree di versity
Walk:
Type
trail
(optional)
Width
5' min.
Rear alley/lane:
Alley
Lane
n/a
optional
Transect Zones
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raised
curb
raised
curb
(govemed by
general county
s.tandards)
10' to 15'
10' to 15'
5' max.
5' max.
planting strip planting strip
or tree wel or tree wel
planting stri p
4' to 8' 3' to 8'
4' to 8'
regular ,or.
opportunistIc
single species
per block
regular or
opportunistic
regular or
opportunistic
single species single speçies
per block per block
sidewalks sidewalks sidewallŒ
required required required
8' min.; 12' min8' min.; 12' min 5' min.
w/ tree wells wi tree wells
alley or lane
is required
alley
IS requIred
alleys are
encouraged
1 These standards apaly to,'
swales (meaSUred to edaeof pavemenl) .
raised curbs if both on-shet AaralJeI gf:ílking and curb bulbs (curb extensions) I:W
prçJVided (measured to vertical face of ct,¡rb)': and . ..
raised curbs it on-slreet parallel parking ¡:finol provided (measured to vertJcal face 0'
curb);
2 This standardfJp{?1iesto
__ raised curbs If on-street parallel parking is provided without curb extensions (measured
to vertic.al face of curb). '
ORDINANCE 07-055 ADOPTED 11.20.07.doc
11/26/2007
101
i. STREET NETWORK DESIGN
(1) New development must accommodate the Future Street Network Plan (see
Section 4.04.04.B).
(2) Except in Specialized Districts, each PRW must provide an interconnected
network of streets, alleys or lanes, and other public passageways:
i. Streets must be designed to encourage pedestrian and bicycle travel
by providing short routes to connect residential uses with nearby
commercial services, schools, parks, and other neighborhood
facilities.
ii. Streets should be organized according to a hierarchy based on
function, size, and design speed. Rights-of-way are expected to differ
in dimension and must meet the appropriate standards for the
transect zones in which they are located (see Section
3.01.03.GG.2.g).
iii. Streets do not have to form an orthogonal grid and are not required
to intersect at ninety-degree angles. These streets may be curved or
bent but must connect to other streets. Jogs or centerline offsets
shall be at least 100 feet for local streets; this requirement does not
apply to alleys.
iv. All streets must be publicly dedicated. Private streets and closed or
gated streets are prohibited, notwithstanding the provisions of
Sections 7.05.03.E and 7.10.15.
v. The use of raised intersections, lateral shifts, and traffic circles are
encouraged as alternatives to more conventional traffic calming
measures such as speed bumps.
VI. A continuous network of rear and side alleys andlor lanes is desirable
to serve as the primary means of vehicular ingress to individual lots.
Such networks are mandatory in Core and Center transect zones.
Alley and rear lane entrances should align so as to provide ease of
ingress for service vehicles. Internal deflections or variations in the
alleylrear lane network are encouraged to prevent excessive or
monotonous views of the rear of structures resulting from long
stretches of alleys and rear lanes.
vii. Cul-de-sacs are not permitted except where physical conditions such
as freeways provide no practical alternatives for connection for
through traffic. Canals mayor may not be physical barriers;
appropriate crossings will be considered at the time of PRW
approval.
viii. Street stubs must be provided to adjacent undeveloped land to
ensure an integrated street network is achieved over time, except
where the adjacent land is being designated as Fringe. Stub-out
streets to connect to future development will not be considered cul-
de-sacs if they are less than 300 feet long.
ix. Streets intersecting Indrio Road must be separated by at least 660
feet.Streets intersecting other roads on the regional street network
must be separated by at least 330 feet (see Section 4.04.04.B).
(3) Except in Specialized Districts, the average perimeter of all blocks within a
neighborhood may not exceed 1,500 feet. The maximum perimeter of any
ORDINANCE 07-055 ADOPTED 11.20.07.doc
11/26/2007
102
block may not exceed 2,400 feet. The portion of any block between
intersecting streets may not exceed 500 feet without a publicly dedicated
pedestrian sidewalk or trail providing access to another street. Smaller
block sizes are encouraged to promote walkability. An applicant may
propose minor modifications to these block size standards during the PRW
rezoning process; the Board of County Commissioners shall decide
whether to accept, modify, or reject such modifications during the approval
process.
(4) The street design requirements of Section 7.05 apply except where they
conflict with standards for the TVC Overlay Zone or this zoning district.
Further exceptions to the requirements of Section 7.05 may be authorized
by the Board of County Commissioners through approval of a regulating
plan during the PRW rezoning process.
(5) Applications for PRW zoning on tracts larger than 25 acres must provide at
least two points of vehicular access. These access points may not be
restricted by gates.
j. OFF-STREET PARKING REGULATIONS
Certain modifications to the off-street parking regulations found in Section 7.06.00 of
this Code will apply in the PRW district:
(1) Except in Specialized Districts, the following minimum dimensions for parking
access aisles and standard parking stalls apply in lieu of the specific
requirements in Section 7.06.00:
Aisle Width Parking Stalls
An~e of (feet) (feet)
par ing
(œgrees) Two One
Way Way INidtfl Length
90° 22 20 9 18
75° 22 18 9 18
60° 20 16 9 18
45° 20 14 9 18
30° 20 14 9 18
O°(Darallel) 18 14 8 20
(2) Except in Specialized Districts, parking lots shall be located behind buildings
wherever possible so that buildings can screen parking areas from sidewalks and
streets. In no case shall parking be located in front of a building. Small parking
lots in side yards may be permitted provided the buildings they serve can meet
the lot width and building frontage requirements of Table 3-1 and provided these
lots are set back a minimum of 20 feet from lot lines adjoining rights-of-way,
excluding alleys or lanes.
ORDINANCE 07-055 ADOPTED 11.20.07.doc
11/26/2007
103
(3) The following multipliers shall be applied to the required number of off-street
parking spaces shown in Section 7.06.02. The result of this multiplication will be
the required number of off-street parking spaces in each transect zone.
"0
... ø.....
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r:: 8 'üVl
Gl
Land Use Type (.) ~.i5
(/'J
Residential 60% 50% 80%
Hotel/Motel 70% 60% 80%
Reliaious FacUities 50% 40% 80DA}
Places of Assemblv 50 ~!ò 40% 80%
School or College 50% 40% 80%
MedicalJDental Office 50% 40% 80%-}
Eating or DrinkinQ Establishments 50%· 40% 80%
General Office 50% 40% 80%
Business or Personal Services 50% 40% 80%
Retail Stores 50% 40%') BOO¡¡}
Museums or Galleries 50% 40~/ò 8Œ'Ó
Libraries 500,':-' 40% 80%
Transect Zones
(4) Access to Off-Street Parking
Except in Specialized Districts:
i. Alleys or lanes shall be the primary source of access to off-street parking.
Parking along alleys or lanes may be head-in, diagonal, or parallel.
ii. Alleys or lanes may be incorporated into parking lots as if they were
standard parking access aisles. Access to all properties adjacent to the
alley must be maintained.
iii. Access between rear parking lots across property lines is strongly
encouraged.
(5) Except in Specialized Districts, parking structures must be separated from
adjacent streets by liner buildings at least two stories in height and no less than
20 feet in depth. Liner buildings may be detached from or attached to parking
structures.
k. COMPATIBILITY
Applications for PRW zoning must demonstrate compatibility of the proposed
development with existing and planned adjoining uses of land. Compatibility will be
determined by the Board of County Commissioners during the preliminary approval
stage.
ORDINANCE 07-055 ADOPTED 11.20.07.doc
11/26/2007
104
I. REGIONAL FLOW WAY SYSTEM
New development must accommodate the Flow Way System (see Section
3.01.03.EE.2.p).
m. LANDSCAPING AND NATURAL FEATURES
(1) In addition to complying with the Resource Protection Standards in Chapter VI,
native trees and vegetation and other natural features must be preserved to the
extent practicable.
(2) The landscaping and screening requirements in Section 7.09 apply except that
the landscaping adjacent to streets otherwise required by Section 7.09.04.A will
not be required between buildings and streets. However, this requirement still
applies between off-street parking areas (and other vehicular use areas) and
streets.
(3) The landscaped buffer areas required bv Section 7.09.04.E to seQreQate
residential and non-residential uses, unless imposed as a special condition, will
not be required in the PRW zoninQ district.
n. SIGNS
Permanent and temporary signs within any Planned Retail/Workplace shall
comply with the provisions of Chapter IX of this Code as they apply to the
Commercial Neighborhood (CN) zoning district, except that ground signs may not
exceed a height of ten feet.
3. APPROVAL PROCESS
a. The approval process for the Planned Retail/Workplace district shall be as provided
inChapter XI for Planned Developments, except that the approval of final site plans
shall be administrative and shall not require the public hearing described in Section
11.02.05.B.4 or the public notices described in Section 11.00.03. This zoning district
provides certain opportunities for applicants to request minor modifications to its
standards. During the final public hearing for the preliminary approval of each PTV
zoning district, the Board of County Commissioners must explicitly respond to each
of these requests. Except to the extent that such requests are formally accepted or
accepted with modifications, the written standards of this zoning district shall apply.
b. Submittal requirements shall be as provided for Planned Developments except that
the same modifications to submittal requirements that apply to PTV applications
also apply to PRW applications (see Section 3.01.03.EE.3.b and 3.c).
c. If final PRW approval is sought in phases, each phase must indicate how the
remaining phases are planned to be integrated with the earlier phases.
ORDINANCE 07-055 ADOPTED 11.20.07.doc
11/26/2007
105
Section 7.04.02 "Open Space Requirements" of the Land Development Code is amended
as follows (underlined words are added; struck through words are deleted):
7.04.02 OPEN SPACE REQUIREMENTS
A. PURPOSE {no changes]
B. GENERAL GUIDELINES {no changes]
C. OPEN SPACE STANDARDS IN AGRICULTURAL AREAS {no changes]
D. OPEN SPACE STANDARDS IN PLANNED UNIT DEVELOPMENTS {no changes]
E. OPEN SPACE STANDARDS IN PLANNED NONRESIDENTIAL DEVELOPMENTS {no
changes]
F. OPEN SPACE STANDARDS IN PLANNED MIXED USE DEVELOPMENTS {no changes]
G. OPEN SPACE STANDARDS IN PLANNED TOWNS OR VILLAGES
Open space requirements for Planned Town or Villaoes shall be as set forth in Section
3.01.03.EE.2.b and 2.0.
H. OPEN SPACE STANDARDS IN PLANNED COUNTRY SUBDIVISIONS
Open space requirements for Planned Country Subdivisions shall be as set forth in Section
3.01.03.FF.2.i.
Section 7.10.07 "Community Residential Homes" of the Land Development Code is
amended as follows (underlined words are added; struck through words are deleted):
7.10.07 COMMUNITY RESIDENTIAL HOMES
A. Community residential homes as defined in Chapter XI shall be a permitted use in the RM-5
(Residential, Multiple-Family-5), RM-7 (Residential, Multiple Family-7), RM-9 (Residential,
Multiple Family-9), RM-11 (Residential, Multiple-Family-11), and RM-15 (Residential,
Multiple-Family-15) zoning districts and on certain lot types as identified in the PTV (Planned
Town or Villaoe) and PRW (Planned Retail/Workplace) zonino districts subject to the
following conditions: {no further changes]
Section 7.10.20 "Bed and Breakfast Residences" of the Land Development Code is
amended as follows (underlined words are added; struck through words are deleted):
7.10.20 BED AND BREAKFAST RESIDENCES
A. GENERALLY
In the RE-1, RE-2, and HIRD Zoning Districts a Bed and Breakfast Residence is permitted as
a Conditional Use subject to Section 11.07.00 and the requirements of this Section. A Bed
and Breakfast Residence is also permitted by rioht or as a conditional use on certain lot types
as identified in the PTV and PRW zonino districts. A Bed and Breakfast Residence may also
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be approved as a Conditional Use in any other zoning district if the structure is listed on the
National Register of Historic Places or is a contributing structure, as defined in the Code of
Federal Regulations. Unless exempt, Historical structures are subject to the provisions of this
Section.
B. MINIMUM STANDARDS [no changes]
C. Unless it is designated a Hotel or Motel, and then only if it is located in accordance with the
provisions of the CG, or HIRD, PTV, or PRW zoning districts, no structure shall be
constructed for the sole purpose of being used as a Bed and Breakfast Residence; and no
existing structure shall be enlarged or expanded for the purpose of providing additional
rooms for guest occupancy.
Section 8.02.00 "Temporary Uses and Structures" of the Land Development Code is
amended as follows (underlined words are added; struck through words are deleted):
8.02.00 TEMPORARY USES AND STRUCTURES
8.02.01 AUTHORIZATION
Temporary uses are permitted in any zoning district subject to the standards hereinafter
established, provided that all temporary uses shall meet the dimensional and parking
requirements for the zoning district in which the use is located.
8.02.02 PARTICULAR TEMPORARY USES PERMITTED
Permitted temporary uses include:
A. Garage sales, provided that no more than two (2) sales of three (3) days each are conducted
at any site during anyone (1) calendar year.
B. Indoor and outdoor art and craft shows, bazaars, carnivals, revivals, circuses, sports events,
and exhibits in the Residential, Mobile Home-S (RMH-5); Residential, Multiple-Family-5 (RM-
S); Residential, Multiple-Family-7 (RM-7); Residential, Multiple-Family-9 (RM-9); Residential,
Multiple-Family-11 (RM-11); Residential, Multiple-Family-15 (RM-1S); Commercial,
Neighborhood (CN); Commercial, General (CG); Industrial Light (IL); Agricultural-1 (AG-1);
Agricultural-2.5 (AG-2.5); Agricultural-S (AG-S); Institutional (I); Planned Town or VillaQe
(PTV) , PlannedRetaillWorkplace (PRW), and Recreational Vehicle Park (RVP) Districts,
provided that no more than two (2) events of seven (7) days each are conducted on the
same property during any calendar year.
C. Tents for temporary uses and functions that are accessory to the principal use and are used
as temporary cover during special events or sales for uses directly related to those events or
sales provided that:
1. No more than two (2) events of seven (7) days each are conducted on the same property
during any calendar year; and
2. The applicant secures a written statement from the St. Lucie County Fire District that the
tents under which the operation are to be held are of fireproof material and will not
constitute a fire hazard. (NFPA Code 102).
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D. Christmas tree sales in the Commercial, Neighborhood (CN); Commercial, Office (CO);
Commercial, General (CG); Industrial Light (IL); Agricultural-1 (AG-1); Agricultural-2.5 (AG-
2.5); Agricultural-5 (AG-5); Planned Town or Villaqe (PTV) , Planned RetaillWorkplace
(PRW), and Institutional (I) Districts, provided that such use shall not exceed sixty (60) days.
[no further changes]
Section 11.02.02 "Designation of Minor Site Plan, Major Site Plan, or Planned
Development Site Plan" of the Land Development Code is amended as follows (underlined
words are added; struck through words are deleted):
11.02.02 DESIGNATION OF MINOR SITE PLAN, MAJOR SITE PLAN, OR
PLANNED DEVELOPMENT SITE PLAN
A. GENERALLY
For purposes of these review procedures, all site plans shall be designated as either a
Minor Site Plan, a Major Site Plan, or a Planned Development Site Plan according to the
criteria below.
B. MINOR SITE PLAN [no changes]
C. MAJOR SITE PLAN [no changes]
D. PLANNED DEVELOPMENT SITE PLAN
A proposed development shall be designated as a Planned Development Site Plan if it is:
1. A Planned Unit Development (Per Section 7.01.00);
2. A Planned Non-Residential Development (Per Section 7.02.00);
3. A Planned Mixed-Use Development (Per Section 7.03.00);
1. A Planned Town or Villaqe (Per Section 3.01.03.EE);
§.. A Planned Country Subdivision (Per Section 3.01.03.FF);
2.. A Planned RetaillWorkplace (Per Section 3.01.03.GG);
z. 4,. A Development of Regional Impact, as defined in Section 380.06, Florida Statutes, and
in accordance with Section 11.02.02(E)
E. DEVELOPMENTS OF REGIONAL IMPACT [no changes]
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