HomeMy WebLinkAboutBoard of County Commiss... (24) RESOLUTION NO. 74-165
WHEREAS, the St. Lucie County Planning and Zoning Commission
after holding a public hearing on October 24, 1974, of which notice
was published at least fifteen (15) days prior to said hearing,
has recommended to the Board of County Commissioners of St. Lucie
County that the following amendments to the Comprehensive Zoning
Resolution for St. Lucie County be adopted, and
WHEREAS, said Board of County Commissioners held a public
hearing on said amendments on November 26, 1974, after first
publishing a notice of said hearing in the News Tribune published
in Fort Pierce, Florida on the 8th day of November, 1974, said
date being at least fifteen (15) days prior to the date of said
hearing, and
WHEREAS, said public ~ aring was continued until the 10th day
of December, 1974.
NOW, THEREFORE, BE IT RESOLVED by the Board of County Commis-
sioners of St. Lucie County in meeting assembled this 10th day of
December , 1974, that the Comprehensive Zoning Resolution for St.
Lucie County be and the same is hereby amended as follows:
1. Amend maximum densities as set forth in Paragraph 1, Sub-
section 21, Section 7 to read in part as followS:
"P-1
B-1
?B-2
5.0 per acre
5.0 per acre
8.0 per acre
2. Amend P-1 District (Professional and Restricted Commercial)
in Schedule of District Regulations, ~o3~read as fOllows:
"PERMITTED PRINCIPAL USES AND STRUCTURES
Any use permitted in an R-4A Multiple. Dwelling District,
subject to the limitations, requirements and procedures
specified for such use unless such use is specifically
permitted in this district. Permitted uses shall also
be as follows:
Drug stores, restaurants, except that no Outside service
shall be permitted
Medical and dental clinics
Open parking lots for parking self-propelled passenger
vehicles, but not including buses
Private offices for professional uses
Real estate offices, and~
Any other public trade or occupation or profession deemed
necessary or desirable for public convenience and welfare
and in conformity with the provisions of this zone."
3. Amend P-1 District (Professional and Restricted Commercial)
in Schedule of District Regulations, to read as follows:
"MINIMUM FLOOR AREAS (see definition)
Each dwelling unit: As for R-4A"
4. Amend B-1 District (Neighborhood Business ) in Schedule
of District Regulations by adding between MAXIMUM HEIGHT OF STRUCTURES
and LIMITATIONS ON SIGNS:
"MINIMUM FLOOR AREAS (see definition)
Each dwelling unit: As for R-4A"
5. Amend B-2 District (Limited Business) in Schedule of
District Regulations to read as follows:
"MINIMUM FLOOR AREAS (see definition)
Each dwelling unit: As for R'4A
Each efficiency unit: As for R-4E
Each motel unit: As for R-4~E
e
Amend Subsection 20(A)(2) of Section 7 to read as follows:
"(2) The application shall be in the form prescribed by
the Count~ Building and Zoning Departm~t and shall be
accompanied by the required application fee. The
authority for a person other than the owner to file
an application must be attached to said application."
Amend Schedule of District Regulations by adding a new
district designated PDP DISTRICT to read as follows:
P.D.P.
PLANNED DEVELOPMENT PROJECT
INTENT
The intent and purpose of this district is to provide an alternative
means of land development and to provide design latitude for the
site planner. Further, the intent of this provision is to encourage
the unified development of tracts of land by permitting, within
the confines of an overall density limitation, much more creative
and flexible concepts in site planning than would otherwise be
possible through the strict application of minimum and maximum
requirements of other zoning districts. Where such flexibility
is permitted, Planned Development Project design and construction
shall follow a carefully devised plan of development which shall
be prepared in accordance with the requirements, procedures, and
approvals herein prescribed.
The requirements of area, height, bulk and placement regulations,
as they are usually applicable to individual buildings and individual
lots of record, would in certain cases of large scale development
have results affording less protection to the public health, safety
and welfare than if a measure of flexibility was permitted. The
permitting of these Planned Development Projects as special and
particular land uses can, in certain cases, increase the desirability
and convenience to the residents or occupants of the Planned Develop-
ment Project without causing adverse effects on adjoining properties.
DEFINITION
A Planned Development Project
~(1)
is land under unified control, planned and developed as
a whole in a single development operation or approved
programmed series of development operations for dwelling
units and related uses and facilities;
(2)
(3)
includes principal and accessozyuses and structures sub-
stantially related to the character of the development
itself and the surrounding area of which it is a part;
is developed according to comprehensive and detailed plans
which include not only'streets, utilities, lots, or building
sites and the like, but also site plans, floor plans, and
elevations for all.buildings as intended to be located,
constructed, used, and related to each other, and detailed
plans for other uses and improvements on the land as
related to the buildings;
(4)
includes a program for full provision, maintenance, and
operation of such areas, improvements, facilities, and
services as will be for common use by some or all of the
occupants of the planned unit development, but will not
be provided, operated, or maintained at public expense.
DESIGNATION OF PDP ZONE
The boundaries of land rezoned to PDP classification shall be indicated
on the Official Zoning Map and symbol "PDP".
A change to PDP zone is permitted in any zone that permits residential
uses, and base PDP density shall be computed according to the following
formula:
base PDP density =
total units permitted under
prior zoning
area in Planned Development Project
Rezoning to PDP shall become effective upon approval of the Final
Plan by the Board of County Commissioners.
GENERAL REGULATIONS
The general regulations for all Planned Development Projects shall be
as follows:
(1)
%he owner shall receive County Commission approval of the
Comprehensive PDP Plan prior to start of construction.
(2)
the owner of a Planned Development Project shall permanently
mai~'taintke-areas~d-esignated, on the final plan for lands-
caplng purposes.
(3)
the developer shall be required to provide a detailed
statement of assurance including covenants, agreements, or
other specific documents, showing the ownership and method
of providing perpetual ~aintenance to be applied to those
areas within the project that are to Be used for open space,
recreational or other common or quasi-public purposes.
Such a statement shall be attached to the Preliminary and
Fianl Plans as special conditions.
(4)
The developer shall be required to complete all improvements
including those required as special conditions before a
Certificate of Occupancy shall be issued. If the Planned
Development Project is to be developed in stages, all
improvements in each separate stage including those required
as special conditions shall be completed before a Certificate
of Occupancy is issued or a building permit issued for
construction of the next stage.
(5) an application for a Planned Development Project may include
a proposed division of the tract of land.within the project
property lines into one or more separateley owned and
operated units. Such proposed divisions, if approved along
with the proposed planned development project and if in
compliance with the subdivision regulations, shall be per-
missible without further subdivision regulation approval.
All projects whibh include a proposed subdivision of the
total tract of land into separatel~_..~ owned and operated units
shall,~ if approved, be subject to all attached special con-
ditions and all existing subdivision regulations.
(6)
there shall be no subdivision of an approved Planned Devel-
opment Project unless such subdivision is in conformance
with the originally approved and recorded final plat of the
planned development project has been approved and recorded.
(7)
there shall be no change, alteration, amendment, or extension
of any approved planned development project final plan unless
such change, alteration, amendment, or extension is approved
in conformance with the procedures for filing a Planned
Development Project.
(8)
all land included for purposes of development within a Planned
Development Project shall be under the control of the appli-
cant, whether that applicant be an individual, partnership,
or corporation or a group of individuals, partnerships, or
corporations. The applicant shall present firm evidence
of the unified control of the entire area within the pro-
posed Planned Development Project.
(9)
tracts of land under unified ownership as defined in Sub-
section 21(5) of Section 7, containing the minimum or greater
acreage alloWable for a Planned Development Project, and
zoned in two or more classifications, shall be developed as
a Planned DevelOpment Project, unless:
(a)
it can be demonstrated to be in the public interest to
change the zoning on the parcel to a single classifi-
cation.
it can be demonstrated that independent development of
~he separatel¥-~ zoned areas of the single parcel will
not result in an-incompatible land use relationship.
GENERAL DESIGN STANDARDS
The County shall examine the proposed Planned Development Project with
particular attention to the following:
(1)
(2)
(3)
(5)
(6)
(7)
(8)
(9)
the influence the proposed project may be expected to have on
existing or future development in surrounding areas and the
achievement of a desirable relationship between the buildings
and the land, and between the buildings themselves.
sites without adequate access' to collector and arterial streets
will require a lower density than sites with direct access to
major thoroughfares. Further, the number of dwelling units
within ~:~'. :~...:LL: the vicinity of the Planned Development
Project, number and spacing of Project access points will be
taken into consideration in evaluating quality of access.
to ensure that existing or proposed utility services are
adequate for the population densities or land use intensities
proposed.
to ensure that the proposed project reflects the overall
location standards and principles of land use arrangement
and design as set forth in the Comprehensive Plan and especially
the .Land Use Plan for the area.
off-street parking space shall be provided on the site so that
there will be no generation of automobile parking on any
street or access road.
all off-street parking facilities proposed to be located above
ground level shall be designed and constructed so that
entrance and 'exit'ramps---do not result in direct or indirect
traffic congest~ion_on the .site or on adjacent streets.
in Planned Development Projects containing multi-family
housing, areas shall be provided for the parking, loading
and unloading of delivery trucks and other vehicles and for
the servicing of buildings by refuse collection, fuel and
other automobile parking spaces. Such areas shall be~dequate
in size and so arranged that they may be used without
blockage or interference with the use of accessways or
autom6bile parking facilities.
access points on all collector or arterial streets serving
a Planned Development Project shall be properly located and
spaced. The local planning agency may approve the use of
temporary access points that shall be e!iminatedby the
developer when access roads or other streets are extended
to the permanent access points.
no Planned Development Project shall be permitted vehicular.
access to a minor residential street unless specifically
approved by the County.
'(10) no intensive recreational, commercial or miscellaneous non-
residential use shall be permitted in a PDP within 150 feet
of the boundary of any adjacent residential district.
(11) all multi-family dwellings shall meet current spacing
requirements.
Planned Development Projects shall be so located in relation to sanitary
sewers, water lines, storm and surface drainage systems, and other
utilities systems and installations that neither extension nor enlarge-
ment of such systems will be required in manner, form, character, loca-
tion, degree, scale, or timing resulting in higher net public cost or
earlier incursion of public cost than would development in forms
generally permitted under existing zoning in the area.
However, if aPPlicants will (1) provide pri~-ate facilities, utilities,
or services approved by appropriate public agencies as substituting
on an equivalent basis, and assure their satisfactory continuing
operation permanently,or until similar public utilities, facilities,
or services are available and used, or (2) make'provision acceptable
to the County for offsetting any added net public cost or ~arty--
commitment of public funds made necessary by such development, the
rezoning to PDP may be approved.
In computing added net public costsl difference in anticipated public
installation, operation, and maintenance costs and difference in
anticipated public revenue shall be considered. Determination shall
be made by experts acceptable to the County.
SUBSTANTIVE DESIGN STANDARDS
Circulation System:
Every dwelling unit, or other use permitted in the Planned-Development
Project shall have access to a public street either directly or via an
approved private road, pedestrian way, or other area dedicated to
public or private use, or common ~lement guaranteeing access. Permit-
ted uses are not required to front on a dedicated public road.
Principal vehicular access points shall be designed to permit smooth
traffic flow with controlled turning movement and minimum hazards to
vehicular or pedestrian traffic. Minor streets within the Planned
Development Project shall not be connected to streets outside the
development in such a way as to encourage their use by through traffic.
The proposed Planned D~velopment Project must be so located with
regard to major thoroughfares and uses outside the project that traffic
congestion will not be created by the proposed development or will be
obviated by presently projected improvements and that uses adjacent
to such thoroughfares will not be adversely affected.
A part of every residential building shall not be farther than sixty
(60) feet from an access roadway or drive providing vehicular access
from a public street. The.design of internal circulation systems
must be coordinated with the non-residential element of the PDP.
Ail commercial or miscellaneous non-residential land uses within the
PDP shall have direct access to a collector or arterial street without
creating traffic hazards or congestion on any street.
The pedestrian circulation system and its related walkways shall be
insulated completely and as reasonably as possible from the vehicuiar
street system in order to provide separation of pedestrian and vehicular
movement. This shall include, when deemed to be necessary by the
County Commission, pedestrian ~nderpasses or overpasses in the vicinity
of schools, playgrounds, local shopping areas, .and other neighborhood
uses which generate a considerable amount of pedestrian traffic.
Streets in a PDP may be dedicated to public use or retained under
private ownership. Said streets and associated improvements shall be
constructed in accordance with standards required by the County Reg-
ulations for Filing Plats and Developing Subdivisions and other appli-
cabte.-standard County specifications.
If the owners in the future should request that tne private streets be
changed to public streets, the owners shall fully agree that, before
acceptance of such streets by the County, the owners shall bear full
expense of reconstruction or any other action necessary to make the
streets fully conform to the requirements applicable at that time for
public streets, prior to dedication and acceptance. Finally, the
owners shall also agree that these streets shall be conveyed to public
use without compensation to the owners and without the owners' expenses
in making such streets conform. to the requirements applicable at that
time ~r public streets, if at some future date, the County so requests.
Within the boundaries of the Planned Development Project, no minimum
lot size or minimum yards shall be required; provided, however, that
PDP frontage on dedicated public roads shall observe front yard
requirements in accordance with the zoning district the PDP use most
closely resembles~and that where the Project abuts another Residential
District, a permanent open space at least twenty-five (25) feet wide
shall be provided along the property line, shall be maintained in
landscaping, and no driveway or parking shall be permitted in such an
area.
Parkinq:
Offstreet parking and loading requirements are governed by Section 11
of the Comprehensive Zoning Resolution and the.following standards:
(1)
Parking and loading areas shall be arranged so as to prevent
through traffic to other parking areas.
(2)
Parking and loading areas shall be screened from adjacent
structures, roads, and pedestrian walkways with hedges,
dense planting, earth berms, changes in grade or walls.
(3)
No more than 15 parking spaces shall be permitted in a
continuous row without being interrupedby landscaping.
(4)
No more than 60 parking spaces shall be accommodated in ~ny
unlandscaped single parking area.
(5)
All streets and any off-street loading area shall be paved.
However, upon recommendation of the County Engineer and
approval by the County Commission, up. to 25% of the parking
area may be finished with a permeable surface.
(6)
All parking areas and off-street loading areas shall be
graded, drained, and constructed so as to dispose of all
surface water without erosion, flooding, or other inconven-
iences, and constructed in order to contain and dispose of
surface runoff ensite.
(7)
Parking and loading for non-residential purposes shall be
provided in accordance with applicable provisions of the
Comprehensive Zoning Resolution and as deemed adequate by
the County Commission.
(a)
Off-street.parking and loading requirements may be
modified by the County Commission as appropriated to
the particular case based upon the types of establish-
ments permitted and the anticipated proportion of
walk-in trade.
(b)
Multiple use of off-street pazking, loading, or service
areas and accessways for commercial and miscellaneous
non-residential uses may be pDrmitted, if such multiple
use will not lead to congestion or the creation of
hazards to pedestrian and vehicular traffic.
Parcel Size:
Any tract of land for which a Planned Development Project application
is made shall contain a minimum amount of land as specified for the
fallowing types of development:
Majqr Tvpe of Use
Single Family Residential Use
Multiple Family Residential Use
Mixed Single and Multiple Family -
Residential Use (Over 50% Multiple
Family)
Minimum Area~Require~
10 acres
2 acres
5 acres
Ail 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.
All Planned Development Project building construction shall conform
to all local, state and federal regulations'pertaining to the part%-.
cular type of building or buildings proposed. The developer shall
provide the local planning board or designated agency with assurance
of such compliance when appropriate.
The County may attach any reasonable special condition necessary to
ensure that 'there shall be no departure from the intent of this
res61ution. Because a Planned Development Project is inherently more
complex than a single lot development and because each such project
must be tailored to the topography andneighboring uses, the standards
and special conditions for such projects cannot be inflexible.
Open Space:
Required open space shall comprise at least forty (40) percent of the
total gross area of the Planned Development Project and shall be
devoted to planting, walkways, and recreational areas.
Open Space includes:
(1)
Land area of the site not covered by buildings, parking
areas, garages or carports, or other accessory structures
except recreational structures when such recreational
facilities and their accessory uses do not constitute more
than five (5) percent of total open space in impervious
surfaces (paving, roofs, etc.).
(2)
Land which is accessible and available to all occupants of
dwelling units for whose use or enjoyment the space is
intended.
Open Space Does Not include:
(1) Utility easements;
(2) Proposed street right-of-way;
(3) Parking areas and roadways;
(4) School sites and other community facility sites; and,
(5)~ Non-residential areas and the buildings, accessory uses,
and parking and loading facilities for those non-residential
areas.
Common open space (land reserved primarily for the leisure and recreat-
ional use of the Planned Development Project residents and owned and
maintained in common by them) shall comprise at least twenty (20)
percent of the total gross area of the Planned DeVelopment Project
(fifty (50) percent of required open space) and shall be improved to
be used for recreational or park purposes for the collective enjoyment
and use of the occupants of the development. At the request of the
developer and subject to approval by the County Commission, use of
recreational facilities may be offered to the general public by~ the
developer and/or owners.
The remaining fifty (50) percent of the required open space, i.e.,
that not to be improved for recreational, activities, may also be
improved or may be left in its natural state. Areas devoted to natural
or improved floodways and those areas encumbered .by flowage, floodway,
or.drainage easements may be applied to satisfying this portion of the
total open space requirements.
Ail and shown on the Final Plan as common open space must be conveyed
under one of~the following options:
(1)
It may be conveyed to a public agency which will, upon
acceptance,agree to maintain it and any buildings, structures
or improvements which have been placed on it~o
(2)
It may be conveyed to trustees provided in an indenture
establishing an association or similar organization for the
maintenance of the planned development. The common open~
space must be conveyed to the trustees subject to covenants
to be approved by the County Commission which restrict the
common open space to the uses specified on the Final Plan,
and which provide for the maintenance of the common open
space in a manner which assures its continuing use for its
intended purpose.
If the common open space is not conveyed to a public agency, either
one of the following methods of enforcement must be provided:
(1)
The legal right to develop the common open space for the
~ses not specified in the Fiant Plan must be conveyed to a
(2)
public agency.
The restrictions governing the use, improvement and maint-
enance 6f the co~on open space, mustbe stated as conditions
to the conveyance of the common open space, .and the fee title
to the common open space shall be vested in a public agency
in the event of a substantial default in the stated conditions.
If the common open space is not conveyed to a public agency, the cov-
enants governing the use, improvements, and maintenance of the common
open space may authorize~ a public agency to enforce their provisions.
The developer must file, at the time the P~etiminary Plan is filed,
legal documents which will produce the aforesaid guarantees and, in
particular, will provide for restricting the use of common open
space for its designated purpose.
Commercial and Miscellaneous Non-Residential Uses:
Non_residential accessory development may be permitted in a PDP if
such development is for PDP residents and if actual need for such
development is generated by the PDP itself.
Any commercial development 'shall be justified economically at the
locations proposed to provide for adequate commercial facilities of
the types proposed. Consequently, the amount of area and type of
commercial facilities to be allowed in the PDP shall be based upon
a market analysis containing at least the following:
(l)
Determination of the trade area of the proposed commercial
facilities;
(2)
(3)
Determination of the trade area population,. present and
prospective;
Determination of the effective busing power in such area;
(4)
Determination of net potential customer buying power for'
stores in the proposed commercial facilities and, on such
basis, the recommended store types and store floor areas;
and
(5)
Determination of the residual amount of buying power in the
trade area and how it may be expected to be expanded in
other areas serving the t~ade area.
The market analysis Shall be prepared and signed by a market analyst
and shall be critically reviewed by county staff.
The minimum PDP size requirement for any PDP non-residential develop-
ment is 400 dwelling units or 100 acres before any commercial develop-
ment shall be allowed. The maximum amount of land devoted to commercial
and miscellaneous non-residential uses shall not exceed four (4) per
cent of the gross PDP area. However, it is recognized that these
requirements should not receive more emphasis than a market analysis
as a sound criteria for establishing the amount of commercial develop-
ment in'a residential PDP.
Any commercial or miscellaneous non-residential development must be
planned as an integral part of the PDP.
Churches, Schools, and other non-residential, non-commercial uses in
the PDP district shall be subject to all requirements for lot area,
width, height, yards and setbacks described in the zoning district in
which they are first permitted.
No building permit for any commercial or miscellaneous non-residential~
use in a residential PDP shall be issued before the issuance of Certi-
ficates of Occupancy for at-~ea~t 400 dwelling units within the PDP.
Ail commercial and miscellaneous non-residential areas shall be
screened from adjacent structures, walkways, and roads with hedges,
dense planting, earth berms, changes in grade, or walls. This screening
shall be located on a well maintained green belt of at least~20, feet
width.
PERMITTED USES
The permitted uses in a Planned Development Project are as 'follows:
(1)
(2)
Single family detached residence, two-family and multiple
family dwelling units (including townhouses, row houses,
atrium houses, patio houses, garden apartments, condominiums,
and highrises.
Public and semi-public parks and playgrounds landscaped
areas and greenbelts.
(3)
Recreation and amusement establishments, providing that all
business shall be conducted entirel~]3 within fully enclosed
buildings.
(4)
Clubs and lodges, golf courses, tennis courts, and club
houses.
(5) Docks and marinas.
(6) Those commercial and miscellaneous non-residential uses
considered as necessary to serve the occupants of the PDP.
These include:
Retail outlets for the~sale of fOOd, wearing apparel,
sundries, and notions, drugs, hardware, garden supplies,
toys and similar products.
FloriSts, gift and jewelry shops, and pet and hobby
supplY outlets.
(c) Personal service establishments, such as barber shops,
beauty parlors, shoe repair and shoe shine shops,
restaurants, self-service 'laundries, tailor and dress-
making shops, watch and jewelry repair, and laundry or
dry cleaning pick-up stations.
(d) Miscellaneous non,residential uses, such as medical or
d~ental offices, churches, and nurseries or child care
centers.
(e) Accessory uses and structures incidental to a permitted
use including a cocktail lounge in connection with a
restaurant.
(7)
Other uses of a nature similar to those listed, after deter-
mination and recommendation by the County at the time of
rezoning that such use or uses is appropriate to the PDP
including schools, utility installations, and other public
facilities.
ADMINISTRATIVE PROCEDURES
Pre-Application Conference
(A)
Purpose.: A pre-application conference with the County
staff will be held. This conference provides the developer
with an Opportunity to gather information and obtain-~uidance
as to general conformity of the project with the area into
Which it is proposed to locate the Planned Development Project
and the provisions of this Resolution before entering into
binding commitments or incurring substantial expense in the
preparation of plans, surveys, and other data.
(B)
'Points: During a pre-application conference Particular
attention should be given to:
(1) The present uses and character of the area;
(2)
The road and street system, especially:
(a) interiOr neighborhood-through routes,
II.
(b)
designated collector and arterial streets, both
existing and proposed; and,
(c) the rights-of-way widths for all roads and streets.
(3) Public and private open area and parks and trails.
(4) Public utilities-and services or their counterpart:
(a) water
-(b) sewer
(c) fire protection
(d) surface drainage
(e) school facilities, etc.
(5) Type structures to be built.
(6) Proposed uses to be developed.
(7)
Discussion of the developer's market analysis in
support of proposed PDP commercial and miscellaneous
non-residential facilities.
Preliminary DevelOpment Plan: The developer shall make appli-
cation for approval of a Planned Development Project to the Build-
ing and Zoning Department, including payment of required appli-
cation fee. The application shall be filed on the basis of a
Preliminary Plan as contained in this section.
(A)
Purpose: The purpose of a Preliminary Plan is to provide
an opportunity for a plan to be submitted to the County
showing the intent of the developer and the nature o~ devel-
opment with as little expense as possible. This Preliminary
Plan will serve as the basis for the first public hearing
to be held in the early stages of the proposal.
(B')
Maps and Written Documents: The Preliminary Plan shall
include generalized maps and the written statement setting
forth the details of the proposed development. It must
Show enough of the area surrounding the proposed development
to demonstrate the relationship of the Planned Development
Project to the adjoining uses; both existing and those
proposed by the developer.
(1)
The maps shall contain the following information and
as appropriate, the facilities are to be indentified
as to whether they are to be public or private:
(a)
(c)
(d)
(e)
(f)
(g)
(h)
(i)
(j)
The existing site conditions including contours
at One foot intervals, water courses, flood plains,
unique natural features, soils, and forest cover.
Proposed lot lines and plot designs.
The location and floor area size of all existing
and proposed buildings, structures, and other
improvements including maximum heights, types of
dwelling units, density per type, and non-residential
structures, including commercial facilities.
The location and size in acres or square feet of all
areas to be conveyed, dedicated, or reserved as
common open spaces, public parks, recreational
areas, school sites, and similar public and semi-
public uses.
The existing and proposed circulation system of
arterial, collector, and local streets including
off-street parking areas, service areas, loading
areas, and major points of access to public rights
of way (including major points of ingress and egress
to the development). Notations of proposed owner-
ship -- public or private -- should be included
where appropriate.
For PDP's with 100 or more dwelling units, the
amount and circulation patterns of traffic expected
to be generated by the PDP shall be analyze~ by a
professional person or firm with recognized exper-
ience and expertise in the field of traffic planning/
engineering or transportation planning to determgne
the impact on surrounding streets, adequacy of
access, scope of needed improvements.
The existing and proposed pedestrian ciculation
system, including its inter-relationships with the
vehicular circulation system, indicating prop.osed
treatments of points of conflict.
The existing and .proposed utility systems including
sanitary sewers, storm sewers, and water, electric,
gas, and telephone lines.
A general landscape and drainage plan indicating
the treatment of materials used for private and
common open spaces.
Enough information on land areas adjacent to th~
proposed'PDP to indicate the relationships between
the Proposed 'development and existing and proposed
(c)
adjacent areas, including land uses, zoning
classifications, densities, circulation systems,
public facilities and unique natural features of
the landscape.
(k)
The proposed treatment of the perimeter of the PDP,
including materials and techniques used such as
screens, fences and walls.
(1)
Any additional information as required by the
review authority necessary to evaluate the character
and impact of the proposed PDP.
(2)
Written supportive material Submitted in conjunction
~with the Preliminary Plan shall include the following:
(a)
A legal description of the total site proposed for
development, including a statement of present and
proposed ownership and present and proposed zoning.
A statement of planning objectives to be achieved
by the PDP through the particular approach proposed
by the applicant. This statement should include
a description of the character of the proposed
development and the rationale behind the assumptions
and choices made by the applicant.
(c)
A development schedule indicating the approximate
dates when construction of the PDP can be expected
to begin and be completed.
(d)
A statement of the applicant's intentions with
regard to the future selling or leasing of all or
portions of the PDP, such as land areas, dwelling
units, etc.
(e)
Quantitative data for the following: Total number
and type dwelling units; parcel size; proposed
lot coverage of buildings and structures; approxi-
mate gross and net residential densities; total
amount of open space (including a separate figure
for usable open space); .total amount of non-residen-
tial construction (including a separate figure for
commercial or institutional facilities); economic
feasibility studies or market analysis; and other
studies as required by the review authority.
Public Hearing: The first public hearing will be held based
on the PDPby the Planning and Zoning Commission and the
Planning and Zoning. Commission shall deliver its recommendation
for approval or disapproval to the Board of County Commis-
(D)
Sioners for a second hearing on the Preliminary Plan.
Preliminary Plan Approval:
(1)
· If, after a public hearing, the Planned Development
Project is recommended for approval by the Planning
and Zoning Commission then a resolution shall be passed
stating that they will recommend the specified area as
a PDP, provided that the County Commission approves
the Preliminary Plan.
(2)
In the event the County CommisSion has conditioned
its approval in the granting of the plan requiring
modifications to the plan, then such Preliminary Plan
approval shall not be effective until the developer
has filed, with the County Commission or designated
agency, written ~nsent to the plan as modified.
(3)
If a Detailed Plan covering the area in the Preliminary
Plan has not been filed within six (6) months from the
date granting Preliminary Plan approval, the approval
shall expire. The County at its discretion, may extend
for additional periods not in excess of six months
each, the filing of the Detailed Plan when, for good
cause, such extension is necessary.
III. Detailed Plan
(A)
Purpose: The purpose of the Detailed Plan is to provide a
specific and particular plan upon which the County Commission
will take its final action. When seeking approval of a
Planned Development Project, the Detailed Plan shall be filed
as the second ?st~ plan when a Preliminary Plan has been
approved. The Detailed Plan may be submitted in stages or
in its entirety, within six (6) months following approval of
the Preliminary Plan, unless an extension has been granted.
(B)
Maps and Written Statement: The Detailed Plan must include
the following information in addition to that required on
the Preliminary Plan and Written Statement:
(1) A map showing:
(a) street location and nature of improvement;
(b) lot lines and lot designs;
(c) the landscaping and tree.planting plan; and
(d) surface drainage system.
(2).
(3)
(4)
(5)
(6)
(7)
Areas propOSed to be conveyed, dedicated, or reserved
for parks, parkways, playgrounds, school sites, public
buildings and similar public and semi-public uses.
A plot plan for each building site, except single-family
lots and the common open area, showing the location
.of all buildings, structures, and improvements and indi-
cating the open spaces around buildings and structures.
Elevation and perspective drawings of-all typical pro-
posed structures and improvements except single- family
residences and their accessory buildings. The drawings
need not be the result of final architectural decisions
and need not be in construction detail.
A development schedule indicating:
(a)
the approximate date when construction of the project
can be expected to begin;
the stages in which the project will be built and
the approximate date when construction o-f each
stage can be expected to_begin;
(c)
the approximate dates when the development.of each
of the stages in the development will be completed;
and,
(d)
the area and location of common open space that will
be provided at each stage.
Agreements, provisions, declarations or covenants which
govern the use, maintenance and continued protection of
the Planned Development Project and any of its common
open areas.
The following plans.and diagrams will be.provided when
the County Staff finds that the Planned Development
Project creates special Problems of traffic'or parking;
(a) an off-street parking and loading area plan;
circulation diagram indicating the proposed movement
of vehicles, goods and pedestrians within the
Planned Development and to and from existing
thoroughfares. Any special engineering features
and traffic regulation devices needed to facilitate
IV.
(c)
or .insure the safety of this circulation pattern
must be shown.
Detailed Plan Approva~:
(1)
The County Staff shall compare the Detailed Plan with
the Preliminary Plan and with the standards set forth
in this Resolution. The Detailed Plan shall be deemed
in substantial conformance with the Preliminary Plan,
provided modification by the applicant does not involve
a change which results in any of the following conditions:
(a)
a violation of any provisions of this resolution;
a reduction of more than ten (10) percent of area
reserved for open space;
(c)
an increase in floor area by more than ten '(10)
percent;
(d)
an increase in impervious surface by more than
five (5) percent.
The County may place further reasonable conditions upon
its granting of approval which, in its judgement,.will
insure conformance to the plan as approved.
(D)
Disapproval of Detailed plan: In the event the County is
unable to find that the Detailed Plan is in substantial con-
formance to the purpose and intent of the Preliminary Plan,
the County shall not grant approval of the Detailed Plan.
(E)
Site Improvements: The developer, at his option, may place
street improvements, sidewalks, utilities and other permanent
site improvements after Detailed Plan approval or stake the
location of the buildings and make application f~r building
permits. Under no circumstances, however, will any building
permit be issued until final approval has been granted and
the necessary portions of the Plan recorded. The placing
of improvements will not obligate the County Commission to
approve such improvements in the Final Plan approval action
if not in accord with the Detailed Plan or not in conformance
with the terms of this resolution.
Final Plan Approval ActiOn
(A)
Public Record: The Final Plan is the permanent public record
of the Planned Development Project and will be the manner in
which the development is constructed as provided herein.
(B) Contents: The Final Plan shall be filed within six (6)
(c)
months of the date of the granting of Detailed Plan approval
and shall contain, in final form, the infOrmation required
for the Detailed Plan. In addition, the following will
apply:
(1)
If parcels of l. and are to be sold, then a subdivision
plat in the form prescribed by the County Commission
shall be filed for approval in the appropriate manner.
(2)
If land within the Planned Development Project is not
to be sold in individual parcels, then a site plan shall
be prepared and filed with the local, planning agency
which is suitable for inclusion in the deed records of
the County,and a permanent reproducible transparency of
the Final Plan will be file~=~it~h the local planning
agency, which transparency will be placed on file with
the County Engineer.
(3)
Condominium plats do not need to be filed with, or
approved by the local planning agency. They are to
be recorded as distinct and separate acts from the
documents in Paragraph 1 and Paragraph 2-above.
Final Plan Approval: The County Commission shall review the
Final Plan and shall approve the Plan if it is in substantial
conformance with the Detailed Plan.
(1)
The County Commission may require, as a condition to
-the granting of approval, the submission of satisfactory
evidence that the improvements will be placed.
(2)
The County Commission shall not approve the Final
Development Plan or any stage of the Planned Development
Project if the average of the allowable dwelling units
per acre, up to and including the stage which is to
be approved, exceeds by more than ten (10) percent 'the
average number of dwelling units per acre which is
allowable for the entire Planned Development Project.
(3)
Upon final apprOval and after all conditions have been
met, the County Commission shall approve the recording
of the Final Development Plan in the deed records when
no parcels are to be sold. In the instance when parcels
are to be sold, the developer will process and have
recorded the subdivision plat in the manner designated
for the County.
Substantial Conformance
The determination of substantial conformance between the Detailed
Plan and the Final Plan shall be at the discretion of the County
Commission. Variation in conformance is intended solely to
facilitate the minor adjustments which may be necessary as the
plans approach a final construction stage. The County Commission
may refuse to grant approval of substantial conformance if, in
their opinion, the adjustments are being used to significantly
modify the approved plan. Minor adjustments shall not result in
any of the following:
(A) A change in the use or character of the development;
(B) An increase in overall coverage of structures;
(C) An increase in the intensity of use:
(D)
An increase in the problems of traffic circulation and public
utilities;
(E) A reduction in approved open space;
reduction of off-street parking and loading space; and,
(G) A reduction in required pavement width.
Final Plan Approval - Time Limit and Change of Ownership
Construction shall proceed in accordance with the development
schedule aPProved, if construction is not started or is not
completed within twelve (12) months of dates specified therein,
Final Plan approval shall terminate. Extensions may be granted
by the Board of County Commissioners at its discretion. If,
at any time during the valid p~riod of final plan approval,
majority development ownership (51% or more) changes, final
approval shall automatically be terminated. Upon termination
of Final Plan approval, the zoning classification shall remain
PDP, but no construction shall be permitted prior to County
Commission approval of a new Final Plan.
STATE OF FLORIDA
COUNTY OF ST. LUCIE
The undersigned, Clerk of the Board of County Commissioners
of the County and State aforesaid, does hereby certify that the
above and foregoing is a true and correct copy of a resolution
the Board of CoUnty Commissioners at a meeting held
on ~e~X %0, 1974.
Witness my hand and the seal of said Board this day
of Oe=~e~,
ROGER POITRAS, Clerk Circuit Court
Deputy Clerk
new P.D.P. District.
County Commissioners to amend comprehensive Zoning
Maximum densities, minimum floor areas, and adding
_."..~ The Planning & Zoning Commission unanimously recommended the new PDP Dist,?
ricthbe adopted.
Atty. Bob Lloyd, representing property owner Roger Toffolon, appeared to
discuss various portions of the PDP, such as: Under general regulation ~10 -
"No miscellaneous or non residental use permitted within 150' of boundary of
any adjacent residental District"and in another section under Major Types of
Uses, "No non residential use within 150' of the PDP perimeter"; also he
would consider a contiguous parcel of land as one parcel even if divided by a w~
road, 'Since rezoning is necessary before PDP~ (where more units per acre are
desired) once rezoned the developer doesn't need the PDP. In cases where there
are 2_dif£erent zoning catagories for 1 parcel, under PDP, these have to be
developed separately. Mr. Lloyd said in these strained economic times,
-3-
development time may be a factor and requirement for "substantial" development
within a year may be hard to live with since there could be various interpre-
tations of "substantial". Financial disclosure of the developer was an
objection of Atty. Lloyd who felt ownership of the land i~Self should prove
financial responsibility, and also the 51% ownership provision would encourage
owners to form corporations.
These questions~re discussed. Mr. Ament stated that PDP does not affect
zoning density and in cases of two zoning~.catagories, combined densities are
allowed-
Com. Enns said he could see that with the proper zoning noone would ask for
PDP and felt that unless rezoning-and PD~ were done at the same time, the Board
wouldn't be sure that PDP would be used.
zoning Director Thomas suggested the petitioner file for rezoning and PDP
simultaneously. As for interpretation-of "substantial" construction, he said
this could mean taking out a building permit or pouring footers and having the
first inspection. In ~fferent zoning catagories, development is done separetly
unless development doesn't change concept of area.
Atty. Lloyd asked about the completion of improvements on one phase before
starting on another, and Admn. Lewis said these were utility and street paving
improvements, not buildings.
Com. Enns said he wouid like to _see the rezoning and PDP done at the same
time and felt that while there may be some parts of PDP to be clarified, both
_he Chamber of Commerce and Conservation Alliance had groups to study this
~D~endment which was found to be acceptable.
Com. Park said he_would-not want_to, see the_financial disclosure requirement
removed and mentioned some previous times when' contractors were not paid by
developers, to whichCom. Price agreed that if anything this requirement~should
be more demanding.
~ Com. E~s moved to continue this public hearing until Dec. 10th (after first
clarifying some of these questions at the'work session of Dec. 9th) which was
seconded by Com. Park.
Com. Enns requested'that on all site plan reviews., the percentage of financ-
ing a developer already has committed to him be made known so the Board can be
reasonably sure of completion of the project.
Roi1 call on the motion carried unanimously.
~N 0 T I C E
NOTICE IS HEREBY GIVEN that the Board of County Commissioners
and f°r St. 'Lucie County, Florida, will, at 9:00 A. M. on Tuesday,
in
November 26, 1974-, in Room 203, Courthouse, at Fort Pierce, Florida,
hold a public hearing on:
Proposed amendments to Comprehensive ~Zoning Resolution of St.
Lucie County, Florida, as follows:
1. Amend Maximum densities as set forth in Paragraph 1, Sub-
section 21, Section 7, to read in part as follows:
"P-1 5.0 per acre
B-1 5.0 per acre
B-2 8.0 per acre"
2. Amend P-1 District (Professional and Restricted' Commercial)
in Schedule of District Regulations, Permitted Principle
Uses. and Structures, to read as follows:
"Any use permitted in an R-4A multiple dwelling
district, subject ....... "
3. Amen'd P-1 District (Professional and Restricted Commercial)
in Schedule of District Regulations, to read as follows:
,MINIMUM FLOOR AREAS (see definition)
Each dwelling unit: As for R-4A"
Amend B-1 District (Neighborhood Business) in Schedule of
District Regulations by adding between MAXIMUM HEIGHT OF STRUC-
TURES and LIMITATIONS ON SIGNS:
"MINIMUM FLOOR AREAS (see definition)
Each dwelling unit: As for R-4A"
Amend B-2 District (Limited-Business) in'Schedule of District
Regulations to read as follows:
"MINIMUM FLOOR AREAS (see definition)
Each dwelling unit:
Each efficiency unit:
Each motel unit:
As for R-4A
As for R-4E
As for R-bE
6. Amend Subsection 20 (A)(2) of Section 7 to read as follows:
"(2)
The application shall be in the form prescribed
prescribed by the County Building and Zoning
Department and shall be accompanied by the required
application fee. The authority for a person other
than the owner to file an application must be
attached to said application."
Amend Schedule of District Regulations by adding a new
district designated PDP DISTRICT, to read as follows:
P.D.P.
PLANNED DEVELOPMENT PROJECT
INTEt~T
· The intent and purpose of this district is to provide an alternative means
of land development and to provide design latitude for the site planner.
Further, the intent of this provision is to encourage the unified develop-
ment of tracts of land by permitting, within the confines of an overall
density limitation, much more creative and flexible concepts in site
planning than would Otherwise be possible through the strict application
of minimum and maximum requirements ~f other zoning districts. Where
such flexibility is permitted, Planned Development Project design and
construction shall follow a carefully devised plan of development which
shall be prepared in accordance with the requirements, procedures, and
approvals herein prescribed.
The requirements of area, height, bulk and placement regulations, as. they
are usually applicable to individual buildings and individual lots of
record, would in certain cases of large scale development have results
affording less protection to-the public health, safety and welfare than
if a measure of flexibility was permitted. The permitting of these
Planned Development Projects as special and particular land uses can, in
certain cases, increase the desirability and convenience to the residents
or occupants of the Planned Development Project without, causing adverse
effects on adjoining properties.
DEFINITION
A Planned Development Project
(1)
(2)
is. land under unified control, planned and developed as a whole
in a single development operation or approved programmed series
of development operations for dwelling units and related uses
and facilities;
includes Principal and accessory uses and structures substantially
related to the character of the development itself and the sur-
rounding a'rea of which it is a part;
(3) is developed according to comprehensive and detailed plans which
include not only streets, utilities, lots, or building sites
and the like, but also site plans, floor plans, and elevations
for all buildings as intended to be located, constructed, used,.
and related to each other, and detailed plans for other uses
and improvements on the land as related to the buildings;
(4) includes a program for full provision, maintenance, and'operation
of such areas, improvements, facilities, and services as will
be for common use by some or all of the occupants of the planned
unit development, but will not be provided, operated, or main-
tained at public expense.
DESIGNATION OF PDP ZONE
The'boundaries of land rezoned to PDP classification shall be indicated
on the Official Zoning Map and the symbol "PDP".
A change to PDP zone is permitted in,~ny zone' that permits residential
u~es, and base PDP density shall be'computed according to the following
formula:
.- total units permitted under
-" 'base PDP density: prior zonin9
area in Planned Development Project
Rezoning to'~DP shall become effective upon approval of the Final Plan
by the Board of County Commissioners,
GENERAL REGULATIONS
The general regulations for all Planned Development Projects shall be
as follows: -_
(1) the owner shall receive County Commission approval of the
Comprehensive PDP Plan prior to start of construction.
(2) construction'shall be substantially underway within one year
after approval of the Final Plan.
(3)
the owner of a Planned Development Project s~all permanently
maintain the areas designated on the final plan for landscaping
purposes.
(4)
the developer shall be required to provide a detailed statement
of assurance including covenants, agreements~ or other specific.
documents, showing the ownershiP and method of providing per-
petual maintenance to be applied to those areas within the_pro-
ject that are to be used for open space, recreational or other
common or quasi-public purposes. Such. a statement shall be
attached to the~reliminary'and Final Plans as special conditions.
(5)
The ~'~10pe~ Shall be required to provide a statement of
financial responsibility and she'll also be'required to complete
all improvements including those required as special conditions
before a building permit shall be issued. If the ;Planned
Development Project is to be developed instages, all improve-
ments in each separate s~ge including those required as
special conditions ~hall-~e completed before a Certificate of
Occupancy.is issued or-a building permit issued for construction
of the next s%aqe.
(6) an application for a Planhed Devejopment iProje~-~-~y include
a proposed division of the tract of land within the project
property lines into one or'more separately owned and operated
units. Such proposed divisions, if approved along with the
proposed planned, development project and if in compliance -.
with the subdivision regulations, shall be permissible-without
further subdivision regulation approval. All projects which
include a proposed subdivision of the total tract of land
into separately owned and operated units shall, if approved,
be subject to all attached special conditions and all existing
subdivision regulations. ''
(7) fhere shall be no subdivision of an ~pproved planned Development
Project unless such subdivision is in.conformance with the
originally a~proved and recorded final plat of the planned
.develoPment project has been approved and recorded.
(8) ~ere shall be no change, alteration, amendment, or extension
of any approved planned development project final plan unless
such change, alteration,~amendment, or extension is approved
in conformance with the procedures for filing a Planned Develop-
ment Project. ~ --
(9) ~ll land included for pu[~Doses of development within a Planned
Development Project shal~,be under the control of the applicant,
whether-that applicant be an individual, partnership, or corp-
oration or.a §roup of individuals, partnerships,- or. corporations--
The applicant shall present firm evidence of the unified control
of the entire area within the proposed Planned Development Project.
(10) parcels of land under unified ownership as specified a.bove,
containing the minimum or greater acreage allowable for a Planned
Development ~roject,'and zoned in two or more classifications,
shall be developed as a Planned Development Project, unless:
'(a) it can be demonstrated to be in the public interest to
change the zoning on the.parcel to a single classification.
(b) it can be demonstrated that independent development of
the separately zoned areas of the single parcel will not
result in an incompatible land use relationship~
GENERAL DESIGN STANDARDS
The County shall examine the proposed Planned Development Project with
particular attention to the following:
(1)
the influence the proposed project may be expected to have on
existing or future development in surrounding areas and the
achievement of a desirable relationship between the buildings
and the land, and between the. buil'dings themselves.
(2)
sites without adequate access to 'collector and arterial streets
will require a lower density than sites with direct access to
major thoroughfares. Further, the number of dwelling units
within and within the vicinity of th~ Planned Development Project,
number and spacing of Project access points will be taken into
consideration in evaluating-quality of access. -
(3) to ensure that existing 9r proposed utility services are adequate
f~r-the population densities or land use intensities proposed. .:
(4) ~o-ensure that the proposed project reflects the overall loca-
tion standards and principles of land use arrangement and design
as set forth in the Comprehensive Plan and especially the Land
._~Use.~lan for the-area.
(5)
off-street parking space,shall be provided on. the site so that
there will be no generation of automobile parking on any street
or access road.
(6)
all off-street parking facilities proposed to be located above
.ground level shall be designed and constructed so that entrance
and.exist ramps do not result in direct or indirect traffic con-
gestion on the site or on adjacent streets.
(7)
in Planned Development Projects containing multi,family _housing,
areas shall be provided for the parking, loading and unloading
of delivery trucks and other vehicles and for the servicing
of buildings by refuse collection, fuel and other automobile
parking spaces. Such areas shall be adequate in size and so
arranged that they may be used without blockage or interference
with the use of accessways or automobile parking facilities.
(8)
access points on all collector or arterial streets serving a
Planned Development Project shall be properly located and
spaced. The local planning agency may approve the use of
temporary access points that shall be eliminated by the devel-
oper when access roads or other streets are extended to the
permanent access points.
(9)
no Planned Development Project shall be permitted vehicular
access to a minorresidential street unless specifically
approved b~ the County.
(10) no intens'ive recreational, con~nercial or miscellaneous non-
residential use shall be permitted in a PDP within 150 feet
of the boundary of any adjacent residential district.
(ll) all multi-family dwellings and hotels and motels shall~meet th~
f~llowingspac~ng'--~6quirements: -~" '-
(a) the cumulativedistance between all principal structures
on a parcel shall be equal to the cumulative building
height of all principal structures;
(b) th'is distance regulation shall hold true in bothprime
directions, i. e., length and width,-of the parcel;
(c)
accessory uses and structures customarily associated
with, and subordinate to, the above uses, parking
areas, accessways, and other facilities may be included
in the required horizontal distance; and,
(d)
the required horizontal distance, i. e., equivalent
cumulative height, shall be measured from other
structures on same parcel, property lines, and Mean High
Water Lines.
Planned Development Projects shall be so located in relation to sanitary
sewers, water lines, storm and surface drainage systems, and other utilities
systems and installations that neither extension nor enlargement of such
systems w'l}l be required in manner, form, character, location, degree,
scale, or timing resulting in higher net public cost or earlier incursion
of public cost than would development qn forms generally permitted under
existing zoning in the area.
However, if applicants will (1) provide private facilities, utilities,
or services approved by appropriate public agencies as substituting.on
an 9quivalent basis, and assure their satisfactory continuing operation
permanently, or until similar~public utilities, facilities, or services
are available and used, or (2) make provision acceptable to the County
for offsetting any added net public cost or early commitment of public
funds made necessary by such development, the rezoning to PDP may be
approved.
In computing added net public costs, difference ~.n anticipated public
installatioq, operation, and maintenance costs and difference in anti-
cipated public revenue shall be considered. Determination shall be made
by experts acceptable to the County.
SUBSTANTIVE DESIGN STANDARDS
Circulation System:
Ever~ dwelling unit, or other use permitted in the Planned Development
Project shall have access to a public s. treet either directly or via an
approved private road, pedestrian way, or other area dedicated to public
or private use, or con, on element guaranteeing access. Permitted uses
are not required to front on a dedicated public road.
Principal vehicular access points 'shall be designed to permit smooth
traffic flow with controlled turning movement and minimum hazards to
vehicular or pedestrian traffic. Minor streets within the Planned
DeVelopment Project shall not be connected to streets outside the
development in such a way as to encourage-their use by through traffic.
The proposed Planned Development Pr. oject must be so located with regard
tO major thoroughfares and uses outside the project that traffic con-
_gestion will not be ~reated by the proposed development or will be
.'~-obviated by presently projected improvements and that uses adjacent to
such thor. ou§hfares will not be adversely affected.
A parl~ of every residential building shall not be far_ther..than sixty (60)
feet from an access roadway or drive providing vehicular access from a
public street. The design of internal circulation systems must be
coordinated with the non-residential element of the PDP.
All commercial or miscellaneous non-residential land uses within the
PDP shall have direct access to a collector or arterial street without
creating traffic hazards or congestion on any street.
The pedestrian circulation system and its related walkways shall be
insulated completely and as reasonably as possible from the vehicular
street system in order to provide separation of pedestrian and vehicular
movement. This shall include, when deemed to be necessary by the County
Commission., pedestrian underpasses or overpasses in the vicinity of
schools, playgrounds, local shopping areas, and other neighborhood uses
which generate a considerable amount of pedestrian traffic.
Streets in a PDP may be dedicated to public use or retained under 'private
ownership. Said :streets and associated improvements shall be constructed
in accordance with standards required by the County Regulations for
Filing Plats and Developing Subdivisions and other applicable standard
County specifications.
If the owners in the future should request that the private streets be'
changed to public streets, the owners shall fully agree that', before
acceptance of such streets by the County, the owners shall bear full
expense ~of reconstruction or any other action necessary to make the streets
fully conform to the requiremen'ts applicable at that time for public
streets, prior to dedication and acceptance. Finally,. the owners shall
also agree that these streets shall be conveyed to public use without
compensation to the 6wners and without the owners' expenses in making
such streets conform to th'e requirements appl_icable at that time for
public streets, if at some future date, the County so requests.
Within the boundaries of the Planned Development Project, no minimum
lot size or-minimum yards shall be required; provided, however, that PDP
frontage on dedicated public roads shall observe front yard requirements
in accordance with the _zoning district the PDP u.se most closely resembles
and that where the Project abuts another Residential District, a per-~
manent open space at least twenty-five (25) feet wide shall be provided.
along the property line, shall be maintained in landscaping, and
driveway or ~arking shall be permitted in such an area.
Parking:
Offstreet parking and loading requirements are governed by Section 11
of the Comprehensive Zoning Resolution and the following standards:
(1) Parking and loading areas shall be arranged so as to prevent
through traffic to other parking areas.
(2) Parking andloading areas sh~ll be screened from adjacent
structures, roads, and pedestrian walkways with hedges,
dense planting, earth berms, changes in grade or walls.
(3) No more than 15 parking spaces shall be permitted in a con-
tinuous row without being interrupted by landscaping.
~ (4) No more than 60 parking spaces shall be accommodated in any _ unlandscaped single parking area.
(5) Alllstreets and any off-street l~ading area shall be paved.
-' However, upon recommendation of the County Engineer and
~ approval by the County Commission, up to 25% of the parking
-~ area_m_ay be finished with a permeable surface.
(6)' All parking areas and off-street loading areas shall be graded,
drained, and constructed so as to dispose of all surface water
without erosion, flooding, or other inconveniences, and con-
structed in order to contain and dispose of surface runoff ~n-
site.
(7)
Parking and'loading for nonresidential purposes shall be pro-
vided in accordance with applicable provisions of the Compre~
hensive Zoning Resolution and as deemed adequate by the County
Commission.
(a) Off-street parking and loading requirements may be ..
modified by the County Commission as appropriated to
the particular case based upon the type~ of establish-
ments permitted and the anticipated proportion of
walk-in trade.
(b) Multiple use of off-street parking, loading, or service
areas and accessways for commercial and miscellaneous
non-residential .uses may be permitted, if such multiple'
use will not lead to congestion or'the creation of
hazards to pedestrian and vehicular traffic-
Parcel Size:_
Any tract of land for which a Planned Development Project application is
made shall contain a minimum amount of land as specified for the follow-
ing types of development:
Major Type of. Use
Single Family Residential Use
Multiple Family Residential Use
Mixed Single and Multiple Family
Residential Use (Over 50% Multiple
Family)
Minimum Area Required
lO Acres 2 Acres
5 Acres
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.
All Planned Development Project bu~qding construction, shall conform to
all local, state and federal regulations pertaining to the particular
type of bbilding or buildings proposed. The developer shall provide
the local planning board or designated agency with assurance-of such
compliance when appropriate.
The County~ma~-attach any reasonable special condition necessary to
ensure that there shall be no departure from the intent of this
ordinance. Because a Planned Development Project-is inherently more
complex than a single lot development and becuase each such project
must be tailored to the topography and neighboring uses, the standards
and special conditions for such projects cannot be inflexible.
Open Space:
Required open space shall comprise at least forty (40) percent of the
total gross area of the Planned Development Project and shall be devoted
to planti, ng,~Walkways, and recreational areas. '-
Open Space includes: ''
(1) Land area of the site not. covered_by:buildings, parking areas,
garages or carports, or other accessory structures except recrea-
-. tional structures_when such recreational facilities and their
,-' accessory uses do not constitute more than five (5) percent of
~ total open space in impervious surfaces.(paving, roofs, etc.)..
(2)~ Land :-- which is accessible and available to all occupants of'
dwelling units for whose use or enjoyment the-space is intended,
Open Space Does Not Include:
(1) Utility easements;
(2) Proposed street right-of-way;-
(3) Parking areas and roadways;
(4)
(5)
School sites and other community facility sites; and,
Nonresidential areas and the buildings, accessory uses,
and parking and loading facilities for these nonresidential
areas.
Con, non open space (land reserved primarily for the leisure and recrea-
tional use of the Planned Development Project residents and owned and:-
maintained in common by them) shall comprise at least twenty (20) per-
cent of the total grass area of ~he Planned Development Project (fifty
(50) percen~ of required open space) and shall ~e improved to be used
for recreational or park purposes for thecollective enjoyment and use
of the occupants of the development. At the request of the developer
and subject to approval by the 'County Commission, use of recreational
-facilities may be offered to the general public by the developer.and/or'
owners._~ -- ·
The remaining fifty (50) percent ~f the required open space,'i.e., that
not.to be improved for recreational activities, may also be improved or
may be left in ~its natural state. Areas devoted to natural or improved
floodways, and those areas encumbered by flowage,'flOodway, or drainage
easements may be applied to satisfying-this portion of the total open
space requirements.
AlT land shown on the Final Plan as common open space must be conveyed
under one of the following options:
(1) It may be conveyed to a public agency Which will, upon accept~ce.~.
~gree to maintain it and any buildings, structures or improves
ments which have been placed on it.
(2) It may be conveyed to trustees prov.ided.in-an_indenture estab-'
lishing an association or similar organization.for the mainten-
ance of the planned development. The common open space must
be conveyed to the trustees subject to covenants to be approved
by the County Commission which restrict the common open space
to the uses specified on the Final Plan, and which provide for
the maintenance of the common open space in a manner which assuhes
its continuing use for its intended purpose.
If the common open space is not conveyed to a public agency,.either one
of the following methods of enforcement must be provided:
(1) The legal right to develop the common open space for the uses
not specified in the Final Plan must be conveyed to a public
agency.
(2) The restrictions governing the use, improvement and maintenance
of the common open space, must be stated as conditions to the
~ conveyance of the-common open space, and the-fee-title-to the
~ common ope~ space shall be vested in a public agency in the event
-~ of a substantial default in the stated conditions.
: If the common open space is not conveyed to a _public agency, the covenants
~ governing the use, improvements, and maintenance of the common open space
may authorize a public agency to enforce their provisions.
_The developer must file, at the time the Preliminary Plan is filed, legal
documents which will produce the aforesaid guarantees and, in particular,
will provide for restricting the us~ of common open space for its desig-
nated purpose. '
Commercial and Miscellaneous Non-Residential Uses:
Non-residential accessory development may be permitted in a PDP if such
development is-~or PDP residents and if actual need for such develop-
ment is gen6rated by the PDP itself.
Any commercial development shall be~justified economically at the loca-
tions proposed to provide for adequate con~ercial facilities of the types
proposed. Conseqbently, the amount of area and type of commercial facil-
ities to be allowed in the PDP shall be based upon 'a market analysis con-
taining at least the following:
(1) .Determination of. the trade area of the proposed commercial
(2) Determination of the trade area population, present and pro-
spective;
(3) Determination of the effective buying power ~n such area;
(~) Determination of net potential.customer buying power for
stores in the prqposed commercial fa'cilities and., on such
'basis, the recommended store types and store floor areas; and
(5) Determination of the residual amount of buying power in the
trade area and how it may be expected to be expanded in other
.areas serving the trade area. '
The market analysis shall be prepared and signed by a market analyst and
shall be critically reviewed by county staff.
The minimum PDP size requirement for any PDP non-residential development
is 400 dwelling units or lO0 acres before any commercial development
shall be allowed. The maximum amount of land devoted to commercial and
miscellaneous non-residential uses shall not exceed four (4) percent of
the gross PDP area. However, it is recognized that these requirements
should not receive more emphasis than a market analysis as a sound
criteria for establishing the amount of commercial _development in a
residential PDP.
Any commercial or miscellaneous non-residential development must be
planned as an integral part of the PDP~
No commercial or miscellaneous non-residential use shall be permitted
within 150 feet of the PDP perimeter.
Churches, schools, and other non-residential, non-commercial uses in
the PDP district shall be subject to all requirements for lot area, width,
'height, yards and setbacks described in the zoning district in which they
are first permitted.
No' building pgrmit'for any commercial or miscellaneous non'residential
use in a residential PDP shall be issued before the issuance of Certi-
ficates of Occupancy for at-least 400 dwelling units within the PDP.
.~All commercial and miscellaneous non-residential areas shall, be_screened
from adjacent structures, walkways, and roads with hedges, dense plaqt-
ing, earth berms,' changes in grade, or walls. This screening shall be
~located on a well maintained green belt of at least 20 feet width.__.
PERMITTED USES
The permitted uses in a Plan~ed Development Project are as follows:
(1) Single family detached residence, two-family and multiple
family dwelling units (including townhouses, row houses, atrium
houses, patio houses, garden apartments, condominiums, and hi§h-
rises).
(2) Public and semi-public parks and playgrounds landscaped areas
and greenbelts.
(3)
Recreation and amusement establishments, providing that all
business shall be conducted entirely within fully enclosed
bull dings.
(4) Clubs and lodges, golf courses, tennis courts, and club houses.
(5) Docks and marinas.
(6) '.Those commercial and miscellaneous non-residential uses con~
sidered as necessary to serve the occupants of the PDP. These-
include:
(a) Retail outlets for the sale of food, wearing apparel,
sundries, and notions, drugs, hardware, garden supplies,
toys and similar products.
(b) Florists, gift and jewelry shops, and pet and hobby
supply outlets.
.(c)
Personal service establishments, such as barber shops,
beauty parlors, shoe.repair and shoe shine shops, restaurants',
self-service laundries, tailor and dressmaking shops, watch
and jewelry repair, and laundry or dry Cleaning pick-up
stations.- ~
(d) -Miscellaneous non-residential uses, such as medical or
dental offices, churches, and nurseries or child care
centers.
(e) Aqcessory uses and structures incidental to a permitted
use including a cocktail lounge in connection with a
restaurant. ~
(7). Other uses of a nature similar to those li~ted, after deter-
mination and recommendation by the County at the time of re-
zoning that such use or use~ is appropriate to the PDP inclu6ing
schools, utility installations, and other public facilities.
ADMINISTRATIVE PROCEDURES
Pre-Appl ication Conference
(A)
(B)
~urpose:- A pre-application conference With the County staff
will be held. This conference provides the developer with an
opportunity to gather information and obtain guidance as to
general conformity of the project with the area into which it
is proposed to locate the Planned Development Project and the
provisions' of this Resolu~on before entering into binding
commitments or incurring substantial expense.in the prepara-
tion of plans, surveys, and other data.
Points~ During a pre-application conference.'particular
attention should be given to:
(1)
(2)
The present uses and character of the area;
The road and street system, especially:
(a) interior neighborhood-through routes,
II.
(b) designated collector and arterial streets, both
existing and proposed; and,
(c) the rights-of-way widths for all roads and streets.
Public and private open area dnd parks and trails.
Public utilities and services or their counterpart:
(a) water
(b) sewer
(c) fire protection
(d) surface drainage
(e) school facilities, etc..
(5) Type stractures to be built.
(6) Proposed uses to be developed.
(7) Discussion of the developer's market analysis in
'~supp~rt of proposed'PDP commercial and miscellaneous
non-residential facilities.
Preliminary Development Plan: The developer shall make application
for approval of a Planned Development Project to the Building and
Zoning Department, including payment of required application fee.
The application shall be filed on the basis of a Preliminary Plan
as contained in this section.
(A)- Purpose.: .The purpose of a Preliminary Plan is to provide an
opportunity for a plan to be submitted to the County showing
the intent of the developer and the nature of development with
as little expense as possible. This Preliminary Plan will ~
serve as the basis for the first public hearing to be held in -.
the early stages of the prQposal.
(B) Maps and Written Documents: The Preliminary Plan shall include
generalized maps and the written statement setting forth the details
of the proposed development. It must show enough of the area
surrounding the proposed development to demonstrate the relation--
ship of the Planned Development Project to the adjoining uses;
· both existing and. those proposed by the developer.
(1)
The maps shall contain the following information and as
appropriate, the facilities are to be identified as to
whether they are to be public or private:
(a)
(b)
(c)
(d)
(e)
(f)
(g)
'(h)
(i)
(J)
The existing site'conditions ~ncluding contours at
one foot intervals, water courses, flood plains,
-unique natural features, soils, and forest cover.
Proposed lot lines and plot designs.
The location and floor area size of all existing and
proposed buildings, structures, and other improvements-
including maximum heights, types of dwelling units,
density per type, and non-residential structures, in-
cluding commercial facilities.
The location and size in acres or square feet of all
areas to be conveyed, dedicated, or reserved as
common open spaces, public parks, recreational areas,
school s'ites, and similar public and semi-public uses.
The existing and proposed circulation system of '
arterial, collector, and local streets including
off-street parking areas, service areas, loading
areas, and major points of access to public rights-
of-way (including major points of ingress and egress
to the development). Notations of proposed owner-
ship -- public or private -- should be included
where appropriate.
For PDP's with 100 or ~ore dwelling unit~, the amount
and circulation patterns of traffic expected to be
generated by the PDP shall be analyzed by a professional
person or firm with recognized experience and expertise
in the field of traffic planning/engineering or trans-
?rtation planning to determine the impact on surround-
ng streets, adequacy of access, scope of needed improvements,
The existing and proposed pedestrian circulation system,
including its inter-relationships with the vehicular
circulation system, indicating-proposed treatments
of points of conflict.
The existing and proposed utility systems=including
sanitary sewers, storm sewers, and water, electric,
gas, and telephone lines. ·
A general landscape and drainage plan indicating the
treatment of materials used for private and common
open spaces.
Enough information on land areas adjacent to the
proposed PDP to indicate the relationships between
the proposed development and existing and proposed
adjacent areas, including land uses, zoning classifi-
cations, densities, circulation systems, public
facilities and unique natural features of the land-
scape.
(2)
(c)
(k)
The proposed treatment of the perimeter of the PDP,
including materials and techniques used such as screens,
fences, and walls.
(1)
Any additional information as required by th'e review
authority necessary to evaluate the character and
impact of the proposed PDP.
Written supportive material submitted in conjunction with
the Preliminary Plan shall include the following:
(a}
A legal description of the total site proposed for
development, including a statement of present and
proposed ownership and present and proposed zoning.
(b)
A statement of planning objectives to be achieved
by the PDP through the particular-approach proposed
by the applicant. -This statement should 'include a
description of the character of the proposed develop-
ment and the rationale behind the assumptions and
choices.made by the applicant.
(c)
A development schedule indicating the approximate dates
when construction of the PDP can be exPected to begin
and be completed..
(d) A statement of~the applicant's intentions with
regard to the future selling or leasing of all or
, portions of the PDP, such as land areas, dwelling
units, etc. -
(e)
Quantitative data for the following: Total number
and type of dwelling units; parcel size; proposed
lot coverage of buildings and structures; approximate
gross and net residential densities; total amount of
open space (including a separate figure for usable
open space); total amount of nonresidential con-
struction (including a separate figure for com-
mercial or institutional facilities); economic
feasibility studies or market analysis; and other-
studies as required by the review authority.
Public Hearing: The first public hearing will be held
based on the PDP by the Planning and Zoning Commission
and the Planning and Zoning Commission shall deliver .its
recommendation for approval or disapproval to the Board
of County Commissioners for a second hearing on the
Preliminary Plan.
III.
(D) Preliminary Plan Approval:
(1)
(2)
If, after a public hearing, the Planned Development
Project is recommended for approval by the Planning-
and Zoning Commission then a resolution shall be-
passed stating that they will recommend the specified
area as a PDP, provided that the County Commission
approves the Preliminary Plan.
In the event the County Commission has conditioned
its.approval in the granting of the plan requiring
modifications to the plan, then such Preliminary
Plan approval shall not be effective until the
developer has filed, with the County Commission or
designated agency, written consent to the plan as
modified.
(3)
Detai 1 ed P1 an
If a Detailed Plan'covering the area in the Pre-
liminary Plan h~s not been filed within six (6)
months from the date granting Preliminary Plan
approval, the approval shall expire. The County
at its discretion, may extend for additional periods
not in excess of six months each, the filing of the
Detailed Plan When; for good cause, such extension
is necessary..
(A) Purpose: The purpose of the Detailed Plan is to provide a
specific and particular plan upon which the County Commission
-will take its final action. When seeking approval of a Planned
Development Project, the Detailed Plan shall be filed as the
second step plan when a Preliminary Plan has been approved.
The Detailed Plan may be submitted in stages or in its entirety,
within six (6) months following approval 'of the Preliminary Plan,
unless an extension has been granted.
(B) Maps and Written Statement: The Detailed Plan must include th6-
following information in addition to that required on the Pre-
liminary Plan and Written Statement:
(1) A map showing:
(a) street location and nature of improvement;
(b) lot lines and lot designs;~
(c) the landscaping and tree planting plan; and
(d) surface drainage system.'
(2)
(3)
(4)
Areas proposed to be conveyed, dedicated, or reserved for
parks, parkways, playgrounds, school sites,-public build-
ings and similar public and semi-public uses.
A plot plan. for each building site, except single-family
lots and the common open area, showing the location of
all buildings, structures, and improvements and indicat-
ing the open spaces around, buildings and structures.
Elevation and perspective drawings-of all typical pro-
posed structures and improvements except single-family
residences and their accessory buildings. The drawings
need not be the result of final architectural deCisions
.and need not be in construction detail.
(5) A development schedule indicating:
(6)
(7)
(a) the approximate date wheh construction of the project
can be expected to begin;
(b) the stages in which the project will be built and the
approximate date when construction of each stage can
be~pected to begin;
(c) 'the approximate dates when the development of each
of the stages in the degelopment will be completed; and,
(d) the area and location of common open space that will
be provided at each stage.
Agreements, provisions, declarations or covenants which
govern the use, maintenance and continued protection of
the Planned Development Project and any of its common open
areas. ~
The fol.lowing plans and'diagrams will be provided when
the local planning agency finds that the Planned Develop-
ment Project createS-special problems of traffi~ or parking;-
(a) an off-street parking and loading area plan;
(b)' circulation diagram indicating the proposed movement
of vehicles, goods and pedestrians within thePlanned
Development and to and from existing thoroughfares.
Any special engineering features and traffic regulation
devices needed to facilitate or insure the safety of
this circulation pattern must be shown.
(c)
Detailed Plan Approval:
(l)
The local planning agency'shall compare the Detailed Plan
with the Preliminary Plan and with the standards set
forth in this Resolution. The Detailed Plan shall be
deemed in substantial conformance with the Preliminary
Plan, provided modification by the applicant does not
involve a change which results in any of the following
conditions:
(a) a violation of any provisions of this resolution;
(_b) a r~duEtion of more than ten (lO) percent of area
reserved for open space;
(c) an increase in floor area by more than ten (lO)
percent;
(d) an increase in impervious surface by more than five (5)
percent. ~
(D)
The County may Place further reasonable conditions upon
its granting of approval which, in its judgement, will
insure conformance to the plan as approved.
D~approval of Detailed Plan: In the event the County is unable
to find that the Detailed Plan is in substantial conformance
to the purpose and intent:of the Preliminary Plan, the County
shall not grant approval of the Detailed Plan..
(E)
Site Improvements: The developer, at his option, may' place
street improvements, sidewalks, utilities and other permanent
site improvements after Detailed Plan approval or stake the
location of the buildings and make application for building
permits. Under no circumstances, however, will any building
permit be issued until final approval has been granted and
the necessary portions of the Plan recorded. The placing of
improvements will not obligate the County Commission to
approve such improvements in the Final Plan approval ,action if
not in accord with the Detailed Plan or not in conformance
with the terms of this ordinance.
Final Plan Approval Action
'(A)
Public Record: The Final Plan is the permanent public record
of.the Planned Development-Project and will be the manner in
which the development is constructed as provided herein.
Contents: The Final Plan shall be filed within six (6) ~on~hs of'
the date of the granting of Detailed Plan approval and shall
contain, in final form, the information required for the
Detailed Plan. In addition, the following will apply:
VJ
(1) If parcels of 'land are to be sold, then a subdivision
plat in the.form prescribed by the County Commission
shall be filed for approval in the appropriate manner.
(2) If land within the Planned Development Project is not to
be sold in individual parcels, then a site plan shall be
prepared and filed with the local planning agency which
is suitable for inclusion in the deed records of the
County, and a permanent ~eproducible transparency of the
Final Plan will be filed with the .local planning agency,
which transparency will be placed on file with the County
-Engineer.
(3) Condominium plats do not need to be filed with, or approved
by, the local planning agency. They are to be recorded
as distinct and separate acts from the documents in
Paragraph 1 ~an~ Paragraph 2' above.
(C) Final Plan Approval: Theo£ounty Commission shall review the
Final Plan and shall apprOve the Plan if it is in substantial
conformance with the Detailed Plan.
(1) The County Commission may require, as a condition to the
granting of approval, the submission of satisfactory
-._ -~¥idence that the improvements will 'be placed.
(2) The local planning bQard, designated agency, or County
Commission shall not approve the Final Development Plan
or any stage of the Planned Development Project if the
average of the allowable dwelling units per acre, up to
and including the stage which is to be approved, exceeds
by more than ten (10) percent the average number of
dwelling units per acre which is allowable for the entire
'Planned Development Project.
(3) Upon final approval and after all conditions have'b6~-~ ~t,
the County.Commission'shall approve the recording of the
Final Development Plan in the deed records when no parcel~
are to be sold. In the instance when parcels are to be
sold, the developer will process and ha~e recorded the
subdivision plat in the manner designated for the County.
Substantial Conformance
The determination of substantial conformance between the Detailed
Plan and the Final Plan shall be at the discretion of the County
Commission. Variation in conformance is intended solely to fac-
ilitate the minor adjustments which may be necessary as the plans
approach, a final construction stage. The County Commission may
refuse to grant approval of substantial conformance if, in their
opinion, th~ adjustments are being used to significantly modify
the approved Plan. Minor adjustments shall not result in any of
the following:
VI.
(A) A change in the use or character of the development;
(B) An increase in overall coverage of structures;
(C) An increase in the intensity of~use:
(D) An increase in the problems of traffic ~irculation and public
utilities;
(E)
(F)
(G)
A reduction in approved ope0 space;
A.reduction of off-street parking and loading space; and,
A reduction in required pavement width. -
Final Plan Approval - Time Limi% and Change of Ownership
Final Plan approval shall terminate, twelve (12) month's thereafter
if construction of buildings has not started. Extensions may be
granted by the Board of County Commission6rs at its discretion.
If, at any_-time during the valid period of final plan approval,
majori~ development ownership (51% or more) changes, final approval
shall automatically be terminated.
Dated this 5th day of November, 1974
BOARD OF COUNTY COMMISSIONERS
ST' LUCIE COUNTY, FLORIDA
W. R. McCain, Chairman
PUBLISH:
November 8, 1974
MEMORANDUM
TO:
County Administrator
County Attorney
v~County Building & Zoning Director
FROM:
County Development Coordinator
DATE:
October 29, 1974
SUBJECT: PDP Resolution Draft
As you are aware, the Planning and Zoning Commission recommended
approval of the proposed PDP Resolution at its meeting of October24, 1974.
At that meeting, the Planning and Zoning Commission recomT~nded one
change to read as follows for .Paragraph 5 on page 2:
"Thedeveloper shall be required to provide a statmment
of financial responsibility and shall also be required
to complete all improvements including those required
as special conditions before a Certificate of Occupancy
shall be issued, If-the Planned Development Project is
to be developed in stages, all improvements in each
:separate stage, inCluding those required as special
conditions, shall be completed~before a Certifica%e of
OcCupancy'shall be issued and before a building permit
shall be~issued for.the'next, separate stage."
All of Paragraphll beginning on Page 3 and ending on.~page 4 should
also be eliminated. The deletion of 'this paragraph appears to be desirable
since it involves'building spacing requirements which are in the process, w.
of being reviewed'by the Plan~ing' and Zoning Commission and ar.e not yet
ready for public hearing. If-and when the Planning and' Zoning Commission
finally recommends approval of some building spacing requirements, then
the entire zoningresolution, including PDP, could be amendedat that
time.
JGA/nm
NOTICE
NOTICE IS HEREBY GIVEN THAT the Planning and Zoning Commission
for St. Lucie County, Florida, will, at 7:30 P. M. on Thursday, October
24, 1974, in Room 203, Courthouse, at Fort Pierce, Florida, hold a
public hearing on:
Proposed amendments to Comprehensive Zoning Resolution of St.
Lucie County, Florida, as follows:
1. Amend Maximum densities as set forth in Paragraph 1, Sub-
section 21, Section 7, to read in part as follows:
"P-1 5.0 per acre
B-1 5.0 per acre
B-2 8,0 per acre"
Amend P-1 District (Professional and Restricted Commercial)
in Schedule of District Regulations, Permitted Principle
Uses and Structures, to read as follows:
"Any use permitted in an R-4A multiple dwelling
district, subject ....... "
Amend P-1 District (professional and Restricted Commercial)
in Schedule of District Regulations, to read as follows:
"MINIMUM FLOOR AREAS (see definition) ~
Each dwelling unit: As for R-4A'~
Amend B-1 District (Neighborhood Business) in Schedule of
District Regulations by adding between MAXIMUM HEIGHT OF STRUC-
TURES and LIMITATIONS ON SIGNS:
"MINIMUM FLOOR AREAS (see definition)
Each dWelling unit: As for R-4A"
Amend B-2 DiStrict (Limited Business) in SchedUle of District
Regulations to read as follows:
"MINIMUM FLOOR AREAS (see definition)
Each dwelling unit:
Each efficiency unit:
Each motel unit:
As fo r R- 4A
As for R-4E
As for R-4E
6. Amend Subsection 20 (A)(2) of Section 7 to read as follows:
"(2)
The application shall be in the form prescribed
prescribed by the County Building and Zoning
Department and shall be accompanzed by the required
application fee. The authority for a person other
than the owner to file an application must be
attached to said application."
Amend Schedule of District Regulations by adding a new
district_ ~es~i_g_nated_PDP~ DISTR. ICT ~. ~o re_~a~d~_~a~__~_o~.!ow~_: .
P.D.P.
PLANNED DEVELOPMENT PROJECT
INTENT
The intent and purpose of this district is to provide an alternative means
of land development and to provide design latitude for the site planner.
Further, the intent of this provision is to encourage the unified develop-
ment of tracts of land by permitting, within the confines of an overall
density limitation, much more creative and flexible concepts in site
planning than would oth'erwise be possible through the strict application
of minimum and maximum requirements of other zoning districts. Where
-such flexibility is permitted, Planned Development Project design and
construction shall follow a carefully devised plan of development which
shall be prepared in accordance with the requirements, procedures, and
approvals herein prescribed.
The requirements of area, height, bulk and placement regulations, as. they
are usually applicable to individual buildings and individual lots of
record, would in certain cases of large scale development have results
affording less protection to-the public health, safety and welfare than
if a measure of flexibility was permitted. The permitting of these
Planned Development Projects as special and particular land uses can, in
certain cases, increase the desirability and convenience to the residents'
or occupants of the Planned Development Project without causing adverse
effects on adjoining properties.
DEFINITION
A Planned Development. Project
(1) is. land under unified control, planned and developed as a-whole
in a single development operation or approved programmed series
of development operations for dwelling units and related uses
and facilities;
(2) includes principal and accessory uses and structures substantially
related to the character of the development itself and the sur-
rounding area of which it is a part;
(3) is developed according to comprehensive and detailed plans which
include not only streets, utilities, lots,.or building sites
and the like, but also site plans, floor plans, and elevations
for all buildings as intended to be located, constructed, used,
and related to each other, and detailed plans for other uses
and improvements on the land as related to the buildings;
(4) includes a program for full Provision, maintena'nce, and operation
of such areas, improvements, facilities, and services as will
be for common use by some or all of the occupants of the planned
unit development, but will not be provided, operated, or main-
tained at public expense.
DESIGNATION OF PDP ZONE
The'boundaries of land rezoned to PDP classification shall be indicated
on the Official Zoning Map and the symbol "PDP".
A change to PDP zone is permitted in any zone that permits residential
u~es, and base PDP density shall be'computed according to the following
formula:
.. total units permitted under
.-' 'base PDP density: prior zoning
area in Planned Development Project
Rezoning to PDP shall become effective upon approval of the Final Plan
by the Board of County Commissioners.
GENERAL REGULATIONS
The general regulations for all Planned Development Projects shall be
as follows:
(1) the owner shall receive County Commission approval of the
Comprehensive PDP Plan prior to start of construction.
(2) construction'shall be substantially underway within one year
after approval of the Final Plan.
(3)
the owner of a Planned Development Project shall permanently
maintain the areas designated on ~he final plan for landscaping
purposes.
(4)
the developer shall be required to provide a detailed statement
of assurance including covenants, agreements, or other specific
documents, showing the ownership and method of providing per-
petual maintenance to be applied to those areas within the.pro-
ject that are to be used for Open space, recreational or other
common or quasi-public purposes. Such a statement shall be
attached to the~reliminary and Final ~lans as special conditions.
(5)
(6)
the developer shall be required to provide a statement of
financial responsibility and shall als6 be required to complete
all improvements including those required as special conditions
before a buil.ding permit shall be issued. If the Planned
Development Project is to be developed in stages, all 'improve-
ments in each separate stage including those required as ~,.~
special conditions shall be complected before a~t~
shall be issuedtfor co~str~ct~o~l~.,_~ stage.
an application for a Planned Development Project may include
a proposed division of the tract of land within the project
property lines into one or'more separately owned and operated
units. Such proposed divisions, if approved along with the
proposed planned, development project and if in compliance
wi.th the subdivision regulations, shall be permissible-without
further subdivision regulation approval. All projects which
include a proposed subdivision of the total tract of land
into separately owned and operated units shall, if approved,
be subject to all attached special conditions and all existing
subdivision regulations.
(7)
there shall be no-subdivision of an approved Planned Development
Project unless such subdivision is in _conformance with the
originally approved and recorded final plat of the planned
development project has been approved and recorded.
(8)
there shall be no change, alteration, amendment, or extension
of any approved planned development project final plan unless
such change, alteration, amendment, or extension is approved
in conformance with the procedures for filing a Planned Develop-
ment Project.
(9)
all land included for purposes of development within a Planned
Development Project shall be under the control of the applicant,
whether-that applicant be an individual, partnership, or corp-
oration or.a group of individuals, partnerships, o~ corporations.-
The applicant shall present firm evidence of the unified control
of the entire area within the proposed Planned Development Project.
(10) parcels of land under unified ownership as specified above,
containing the minimum or greater acreage allowable for a Planned
Development ~roject,'and zoned in two or more classifications,
shall be developed as a Planned Development Project, unless:
(a) it can be demonstrated to be in the public interest to
change the zoning on the parcel to a single classification.
(b) it can be demonstrated that independent development of
_ the separately zoned areas of the single parcel will not
result in an incompatible land use relationship.
GENERAL DESIGN STANDARDS
The County shall examine the proposed Planned Development Project with
particular attention to the following:
(1) the influence the proposed project may be expected to have on
existing or future development in surrounding areas and the
achievement of a desirable relationship between the buildings
and the land, and between the buildings themselves.
(2) sites without adequate~access to collector and arterial streets
will require a lower density than sites with direct access to
major thoroughfares. Further, the number of dwelling units
within and within the vicinity of the Planned Development Project,
number and spacing of Project access points will be taken, into
consideration in evaluating~quality of access.
(3) to ensure that existing or proposed utility services are adequate
for the population densities or land use intensities proposed.
(4) to ensure that the proposed project reflects the overall loca-
tion standards and principles of land use arrangement and design
as set forth in the Comprehensive Plan and especially the Land
Use Plan for the area.
(5) off-street parking space shall be provided on the site so that
there will be no generation of automobile parking on any street
or access road.
(6) all off-street parking facilities proposed to. be located above
g~ound level shall be designed and constructed so that entrance
and exist ramps do not result in direct or.indirect traffic con-
-gestion on the site or on adjacent streets.
(7) in Planned Development Projects containing multi,family.housing,
areas shall be provided for the parking, loading and unloading
of delivery trucks and other vehicles and for the servicing
of buildings by refuse collection, fuel and other automobile
parking spaces. Such areas ~hall be adequate in size and so
arranged that they may be used without blockage or interference
with the use of accessways or automobile parking facilities.
(8) access points on all collector or arterial streets serving a
Planned Development Project shall be properlY located and
spaced. The loCal planning agency may approve the use of
temporary access points that shall be eliminated by the devel-
oper when access roads or other streets are extended to the
permanent access points.
(9) no Planned Development Project shall ~be.permi~ted vehicular
~ access to a minor-residential street unless specifically
~ approved by the .Countf.
(10) no intensive recreational, coninercial or miscellaneous non- ' ..............
residential use shall be permitted in a pDP within 150 fee
of the boundary of any adjacent, residential district. . t
{ll) ~ll multi-family dwellings and hOtels aha motels shall mee "
f~llowing$ ac~n-~' · -. - t the
· P - q- eQulrements: ,~ ~- - -i,%
(al the cumulativedistance between all principal structures
on a parcel shall be equal to the cumulative building
height of all principal structures; '~
(b) th'is distance regulation shall hold true in both-prime
directions, i. e., length and width,-of the parcel;
(c) accessory uses and structures customarily associated
with, and subordinate to, the above uses, parking
areas, accessways, and other facilities may be included
in the required horizontal distance; and,
{d) the required horizontal distance, i. e., equivalent
cumulative height', shall be measured from other
structures on same parcel, property lines and Mean High
Water Lines. '
Planned Development Projects shall be so located in relation to sanitary
sewers, water lines, storm and surface drainage systems, and other utilities
systems and installations that neither extension nor enlargement of such
systems will be required in manner, form, character, location, degree,
scale, or timing res~lting in higher net public cost or earlier incursion
of public cost than would development-in forms generally permitted under
existing zoning in the area.
However, if applicants will (1) provide private facilities, utilities,
or services approved by appropriate public agencies as substituting.on
an equivalent basis, and assure their satisfactory continuing operation
permanently, or until similar public utilities, facilities, or services
are available and used, or (2) make provision acceptable to the County
for offsetting any added net public cost or early commitment of public
funds made necessary by such development the.rezoning to PDP maY be
approved. ·
In computing added net public costs, difference ~.n.anticipated public
installatioQ, operation, and maintenance costs and difference in anti-
cipated public revenue Shall be considered. Determination shall be made
by experts acceptable to the County. '
SUBSTANTIVE DESIGN STANDARDS
Circulation System:
Every dwelling unit, or other use permitted in the Planned Development
Project shall have access to a public street either directly or via an
approved private road, pedestri, an way, or other area dedicated to public
or private use, or common element guaranteeing access. Permitted uses
are not required to front on a dedicated public road.
Principal vehicular.access points shall be designed to permit smooth
traffic flow with controlled turning movement and minimum hazards to
vehicular or pedestrian traffic. Minor streets within the Planned
Development Project shall not be connected to streets outside the
development in such a way as to encourage their use by through traffic.
The proposed Planned Development Project must be so located with regard
tO major thoroughfares and uses outside the project that traffic con-
.gestion will not be Created by the proposed development or will be
.'-Obviated by presently projected improvements and that uses adjacent to
such thocoughfares will not be adversely affected.
A part of every residential building shall not be famtheK, than sixty (60)
feet from an access roadway or drive providing vehicular access from a
public street. The design of internal circulation systems must be
coordinated with the non-residential element of the PDP.
All commercial or ~iscellaneous non-residential land uses within the
PDP shall have direct access to a collector~or arterial street without
creating traffic hazards or congestion on any street.
The pedestrian circulation system and its related walkways shall be
insulated completely and as reasonably as possible from the vehicular
street system in order to provide separation of pedestrian and vehicular
movement. This shall include, when deemed to be necessary by the County
Commission, pedestrian underpasses or overpasses in the vicinity of
schools, playgrounds, local shopping areas, and other neighborhood uses
which generate a considerable amount of pedestrian traffic.
Streets in a PDP may be dedicated to public use or retained under 'Private
ownership. Said streets and associated improvements shall be constructed
in accordance with standards required by the County Regulations for
Filing Plats and Developing SubdiVisions and other applicable standard
County specifications.
If the owners in the future should request that the private streets be
changed to public streets, the owners shall fully agree that, before
acceptance of such streets by the County, the owners shall bear full
expense of reconstruction or any other action necessary to make the streets
fully conform to the requirements applicable at that time for public
streets, prior to dedication and acceptance. Finally, the owners shall
also agree that these streets shall be conveyed to public use without
compensation to the 6wners and without the owners' expenses in making
such streets conform to the requirements applicable at that time for
public streets, if at some future date, the County so requests.
Within the boundaries of the Planned Development Project, no minimum
lot size or-minimum yards shall be required; provided, however, that P'DP
frontage on dedicated public roads shall observe front yard requirements
in accordance with the .zoning district the PDP use most closely resembles
and that where the Project abuts another Residential District, a per~
manent open space at least twenty-five (25) feet wide shall be provided-
along the property line, shall be maintained in landscaping, and nb
driveway or ~ark~ng sha_~__~.~p.~rn)~it~e~ ink, ch_an- are~_ ............................
Parking:
Offstreet parking and loading requirements are governed by Section 11
of the Comprehensive Zonin9 Resolution and the following standards:
(1) Parking and loading areas shall be arranged so as to prevent
through traffic to other parking areas.
(2)
Parking and loading areas sha~l be screened from adjacent
structures, roads, and pedestrian walkways with hedges,
dense planting, earth berms, changes in grade or walls.
(3) No more than 15 parking spaces shall be permitted in a con-
tinuous row without being interrupted by landscaping.
(4) No more than 60 parking spaces shall be accommodated in any
unlandscaped single parking area.
(5) All streets and any off-street l~ading area shall be paved.
However, upon recommendation of the County Engineer and
approval by the County Commission, up to 25% of the parking
area may be finished with a permeable surface.
(6)' All parking areas and off-street loading areas shall be graded,
drained, and constructed so as to dispose of all surface water
without erosion, flooding, or other inconveniences, and con,
structed in order to contain and dispose of-surface runoff
site.
(7) Parking and loading for nonresidential purposes shall be pro-
vided in accordance with applicable provisions of the Compre-
hensive Zoning Resolution and as deemed adequate by the County
Commission.
(a)
Off-street parking and loading requirements may be
modified by the County Commission as appropriated to
the particular case based upon the types of establish-
ments permitted and the anticipated proportion of
walk-in trade.
(b) Multiple use of off-street parking, loading, or service
areas and accessways for commercial and miscellaneous
non-residential uses may be permitted, if such multiple'
use will not lead to congestion or'the creation of
hazards to pedestrian and vehicula~ traffi~.~ .................
Parcel Size:.
Any tract of land for which a Planned Development Project application is
made shall contain a minimum amount of land as specified for t~e follow-
ing types of development:
Major ,Type of. Use
Single Family Residential Use
Multiple Family Residential Use
Mixed Single and Multiple Family
Residential Use (Over 50% Multiple
Family)
Minimum Area Required
l0 Acres
2 Acres
5 Acres
All lighting facilities shall be arranged in such a manner so as to
prevent direct glare or hazardous interference of any kind to adjoi-nin§
streets or properties.
All Planned Development Project building construction, shall conform to
all local., state and federal regulations pertaining to the particular
type of building or buildings proposed. The developer shall provide
the local planning board or designated agency with assurance'of such
compliance when appropriate.
The County may attach any reasonable special condition necessary to
ensure that there shall be no departure from the intent of this
ordinance. Because a Planned Development Projectis inherently more
complex than a single lot development and becuase each such project
must be tailored to the topography and neighboring uses, the standards
and special conditions for such projects cannot be inflexible.
Open Space:
Required open space shall comprise at least forty (40) percent of the
total gross area of the Planned Development Project and shall be devoted
to planting, walkways, and recreational areas.
Open Space includes:
(1)
Land area of the site not. covered~by:buitd~ngs, parking areas,
garages or carports, or other accessory structures except recrea-
tional structures.when such recreational facilities and their
accessory uses do not constitute more than five (5) percent of
total open space in impervious surfaces_(paving, roofs, etc.)..
(2)' Land :-. which is accessible and available to all occupants of'
dwelling units for whose use or enjoyment, the space is intended.
Open Space Does Not Include:
(1)
(2)
(3)
(4)
(5)
Utility easements;
Proposed street right-of-way;
Parking areas and roadways;
School sites and other community facility sites; and,
Nonresidential areas and the buildings, accessory uses,
and parking and loading facilities for these nonresidential
areas.
Con, non open space (land reserved primarily for the leisure and recrea-
tional use of the Planned Development Project residents and owned an~
maintained in common by them) shall comprise at least twenty (20) per-
cent of the total gross area of 'the Planned Development Project (fifty
(50) percent.of required open space) and shall be improved to be used
for recreational or park purposes for the'collective enjoyment and use
of the occupants of the development. At the request of the developer
and subject to approval by the 'County Commission, use of recreational
facilities may be offered to the general public by the developer.and/or
owners. ~ ·
The remaining fifty (50).percent of the required open space, i.e., that
not to be improved for recreational activities, may also be improved or
may be left in its natural state. Areas devoted to natural or improved
floodways and those areas encumbered by flowage, 'floodway, or drainage
easements may be applied to satisfying this portion of the total open
space requirements.
All land shown on the Final Plan as common open space must be conveyed
under one of the following options:
(1)
It may be conveyed to a public agency which will, upon acceptance,.
a~ree to maintain it and any buildings, structures or improve-
ments which have been placed on it.
(2) It may be conveyed to trustees provided.in .an-indenture estab-
lishing an association or similar organization.,for the mainten-
ance of the planned development. The common open space must
be conveyed to the trustees subject to covenants to be approved
by the County Commission which restrict the common open space
to the uses specified on the Final Plan, and which provide for
the maintenance of the common open space in a manner which assures
its continuing use for its intended purpose.
If the common open space is not conveyed to a public agency, either one
of the following_methods of enfo~cement m~S__~b~?_~y~ded: ................................
(1) The legal right to develop the common open space for the uses
not specified in the Final Plan must be conveyed to a public
agency.
(2)
The restrictions governing the use, improvement and maintenance
of the common open space, must be stated as conditions to the
conveyance of the"common open space, and the-fee-title'to the
common open space shall be vested in a poblic agency in the event
of a substantial default in the stated conditions.
If the cJmmon open space is not conveyed to a ~public agency, the covenants
governing the use, improvements, and maintenance of the common open space
may authorize a public agency to enforce their provisions.
The developer must file, at the time the Preliminary Plan is filed, legal
documents which will produce the aforesaid guarantees and, in particular,
will provide'for restricting the use of common open space for its desig-
nated purpose. '
Commercial and 'Miscellaneous Non-Residential Uses:
Non-residential accessory development may be permitted in a PDP if such
development is for PDP residents and if actual need for such develop-
ment is generated by the PDP itself.
Any commercial development shall be justified economically at the loca-
tions proposed to provide for adequate commercial facilities of the types
proposed. Consequently, the .amount of area and ty.pe of commercial facil-
ities to be allowed in the PDP shall be based upon a market analysis con-
taining at least the following:
(1) .Determination of. the trade area of the proposed commercial
facilities;
(2) Determination of the trade area population, present and pro-
spective;
(3) Determination of the effective buying power in such area;
(4)
Determination of net potential customer buying power for
stores in the prQposed commercial facilities and, on such
'basis, the recommended store types and store floor areas; and
(5) Determination of the residual amount of buying power in the
trade area and how it may be expected to be expanded in other
.areas serving the trade area
The market analysis shall be prepared and signed by a market'analyst and
shall be critically reviewed by county staff.
The minimum PDP size requirement for any PDP non-residential development
is 400 dwelling units or lO0 acres before any con~ercial development
shall be allowed. The maximum amount of land devoted to commercial and
miscellaneous non-residential uses shall not exceed four (4) percent of
the gross PDP area. However, it is recognized that these requirements
should not receive more emphasis than a market analysis as a sound
criteria for establishing the amount of commercial .development in a
residential PDP.
Any commercial or miscellaneous non-residential development must be
planned as an integral part of the PDP~
No commercial or miscellaneous non-residential use shall be permitted
within 150 feet of the PDP perimeter.
Churches, schools, and other non-residential, non-conlnercial uses in
the PDP district shall be subject to all requirements for lot area, width,
height, yards and setbacks described in the zoning district in which they
are first permitted.
No' building permit'for any commercial or miscellaneous nonJresidential
use in a residential PDP shall be issued before the issuance of Certi-
ficates of Occupancy for at. least 400 dwelling unit~ within the PDP.
.~All commercial and miscellaneous non-residential areas shall, be~screened
from adjacent structures, walkways, and roads with hedges, dense plant-
ing, earth berms,,-changes in grade, or walls. This screening shall be
-located on a well maintained green belt of at least 20 feet width..
PERMITTED USES
The permitted uses in a ~Planned Development Project are as follows:
(1)
Sing!e family detached residence, two-family and multiple
family dwelling units (including townhouses, row houses, atrium
houses, patio houses, garden apartments, condominiums, and high-
rises).
(2) Public and semi-public parks and playgrounds landscaped areas
and greenbelts.
(3)
Recreation and amusement establishments, providing, that all
business shall be conducted entirely within fully enclosed
-buildings._ ................................
(4.) Clubs and lodgeS~ §~lf courses, tennis cOurts, and club houses.
(5) Docks and marinas.
(6) ~.Those commercial and'miscellaneous non-residential uses con~
sidered as necessary to serve the occupants of the PDP. These-
include:
(a) Retail outlets for the sale of food, wearing apparel,
sundries, and notions, drugs, hardware, garden supplies,
toys and similar products.
(b) Florists, gift and jewelry shops, and pet and hobby
supply outlets.
.(c) Personal service establishments, such as barber shops,
beauty parlors, shoe repair and shoe shine shops, restaurants~
self-service laundries, tailor and dressmaking shops, watch
and jewelry repair, and laundry or dry Cleaning pick-up
stations.
(d) -Miscellaneous non-residential uses, such as medical or
dental offices, churches, and nurseries or child care
centers.
(e) Accessory uses and structures incidental to a permitted
use including a cocktail lounge in connection with a
restaurant.
(7) Other uses of a nature similar to those listed, after deter-
-mination and recommendation _by the County at the time of re-
zoning that such use or uses is appropriate to the PDP including
schools, utility installations, and other public facilities.
ADMINISTRATIVE PROCEDURES
I. Pre-Application Conference -
~ (A) purpose: A pre-application conference with the_County staff
will be held. This conference provides the developer with an
opportunity to gather information and obtain guidance as to
general conformity of the project with the area into which it
-~ is proposed to locate the Planned Development Project and the
~' provisions'of this Resolu~on before entering into binding
commitments or incurring substantial expense in the 'prepara-
tion of plans, surveys, and other data.
(B) Points~ During a pre-application conference, particular
attention should be given to:
(1) The present uses and character of the area;
(2) The road and street system, especially:
(a) interior neighborhood-through routes,
(3)
(4)
(b) designated collector and arterial streets, both
existing and proposed; and,
(c) the rights-of-way widths for all roads and streets.
Public and private open area dnd parks and trails.
Public utilities and services or their counterpart:
(a) water
(b) sewer
(c) fire protection
(d) surface drainage
(e) school facilities, etc.
(5) Type structures to be built.
(6)
(7)
Proposed uses to be developed.
Discussion of the developer's market analysis in
support of proposed'PDP commercial and miscellaneous
non-residential facilities.
II. Preliminary Development Plan: The developer shall make application
for approval of a Planned Development Project to the Building and
Zoning Department, including payment of'required application fee.
The application shall be filed on the basis of a Preliminary Plan
as contained in this section.
(A) Purpose: -The purpose of a Preliminary Plan is to provide an
opportunity for a plan to be submitted to the County showing
the intent of the developer and the nature of development with
as little expense as possible. This Preliminary Plan will
serve as the basis for the first public hearing to be held in
the early stages of the proposal.
(B) Maps and Written Documents: The Preliminary Plan shall include
generalized maps and the written statement setting forth the details
of the proposed development. It must show enough of. the area
surrounding the proposed development to demonstrate the relation-
ship of the Planned Development Project to the adjoining uses;
· both existing and. those proposed by the developer.
(1) The maps shall contain the following information and as
appropriate, the facilities are to be identified as to
whether they are to be public or private: '
{a} The existing siteconditions including contours at
one foot i'ntervals, water courses, flood plains,
unique natural features, soils, and forest cover.
{b) Proposed lot lines and plot designs.
{c} The location and floor area size of all existing and
proposed buildings, structures, and other improvements
including maximum heights, types of dwelling units,
density per type, and non-residential~structures, in-
cluding commercial facilities.
{d} The location and size in acres or square feet of all
areas to be conveyed, dedicated, or reserved as
common open spaces, public parks, recreational areas,
school sites, and similar public and semi-public uses.
{e} The existing and proposed circulation system of '
arterial, collector, and local streets including
off-street parking areas, service areas, loading
areas, and major points of access to public rights-
of-way {including major points of ingress and egress
to the development}. Notations of proposed owner-
ship -- public or private -- should.be included
where appropriate.
{f} For PDP's with 100 or more dwelling unit~, the amount
and circulation patterns of traffic expected to be
generated by the PDP shall be analyzed by a professional
person or firm with recognized experience and expertise
in the field of traffic planning/engineering or trans-
portation planning to determine the impact on surround-
ing streets, adequacy of access, scope of needed improvements,
{g) The existing and proposed pedestrian circulation system,
including its inter-relationships with the~vehicular
circulation system, indicating'proposed treatments
of points of conflict.
{h} The existing and proposed utility systems including
sanitary sewers, storm sewers, and water, electric,
gas, and telephone lines. ·
(i) A general landscape and drainage plan indicating the
treatment of materials used for private and common
open spaces.
(j) Enough information on land areas adjacent to the
proposed PDP to indicate the relationships between
the proposed development and existing and proposed
adjacent areas, including land uses, zoning classifi-
cations, densities, circulation systems, public
facilities and unique natural features of'the land-
(k) The proposed treatment of the perimeter of the PDP,
including materials and techniques used such as screens,
fences, and walls.
(1) Any additional information as required by the review
authority necessary to evaluate the character and
impact of the proposed PDP.
(2) Written supportive material submitted in conjunction with
the Preliminary Plan shall include the following: ...... .
(a}
A legal description of the total site proposed for
development, including a statement of present and
proposed ownership and present and proposed zoning.
(b)
A statement of planning objectivesto be achieved
by the PDP through the particular'approach proposed
by the applicant. This statement should'include a
description of the character of the proposed develop-
ment and the rationale behind the assumptions and
choices..made by the applicant.
(c) A development schedule indicating the approximate dates
when construction of the PDP can be expected to begin
and be completed.-
(d)
A statement of the applicant's intentions with
regard to the future selling or leasing of all or
portions of the PDP, such as land areas, dwelling
units, etc.
(e)
Quantitative data for the following: Total number
and type of dwelling units; parcel size; proposed
lot coverage of buildings and structures;.approximate
gross and net residential densities; total amount of
open space (including a separate figure for usable
open space); total amount of nonresidential con-
struction (including a separate figure for com-
mercial or institutional facilities); economic
feasibility studies or market analysis; and other-
studies as required.by the review authority.
(C) Public Hearing: The first public hearing will be held
based on the PDP by the Planning and Zoning Commission
and the Planning and Zoning Commission shall deliver .its
recommendation, for approval or disaPproval to the Board
of County Commissioners for a second hearing on the
Preliminary Plan. ~
III.
(D)
Preliminary Plan Approval: ',
(1) If, after a public hearing, the Planned Development
Project is recommended for approval by the Planning
and Zoning Commission then a resolution shall be'
passed stating that they will recommend the specified
area as a PDP, provided that the County Commission
approves the Preliminary Plan.'
(2)
In the event the County Commission has conditioned
its~approval inthe granting of the plan requiring
modifications to the plan, then such Preliminary
Plan approval shall not be effective until the
developer has filed, with the County Commission or
designated agency, written consent to the plan as
modified.
(3)
Detailed Plan
If a'Detailed Plan covering the area in the Pre-
liminary-Plan has not been filed within six (6)
months from the date granting Preliminary Plan
approval, the approval shall expire. The County
at its discretion, may extend for additional periods
not in excess of six months each, the filing of the
Detailed-Plan Whenj for good cause, such extension
i~ necessary..
(A)
Purpose: The purpose of the Detailed Plan is to provide a
specific and particular plan upon which the County Commission
will take its final action. When seeking approval of a Planned
Development Project, the Detailed Plan shall be filed as the
second step plan when a Preliminary Plan has been approved.
The Detailed Plan may be submitted in stages or in its entirety,
within six (6) months following approval 'of the Preliminary Plan,
unless an extension has been granted.
Maps and Written Statement: The Detailed Plan must include the
following information in addition to that required on the Pre-
liminary Plan and Written Statement:
(1) A map showing:
(a) street location and nature of improvement;
(b) lot lines and lot designs~
(c) the landscaping and tree planting plan; and
(d) surface drainage system.'
(3)
Areas proposed to be conveyed, dedicated, or reserved for
parks, parkways, playgrounds, school sites,-public build-
ings and similar public and semi-public uses.
A plot plan. for each building site, except single-family
lots and the common open area, showing the location of
all buildings, structures, and improvements and indicat-
ing the open spaces around buildings and structures.
(4)
Elevation and perspective drawings of all typical pro-
posed structures and improvements except single-family
residences and their .accessory buildings. The drawings
need not be the result of final architectural decisions
and need not'be in construction detail.
(5) A development schedule indicating:
(a) the approximate date when construction of the project
can be expected to begin;
(b)
(c)
~the stages in which the project will be built and the
approximate date when construction of each stage can
be expected to begin;
the approximate dates when the'development of each
of the stages in ~he development will be completed; and,
(6)
(d) the area and location of common open space that will
be provided at each stage.
Agreements, provisions, declarations or covenants which
govern the use, mai'ntenance and continued protection of
the Planned Development Project and any of its common open
areas.
(7)
The following plans and'diagrams will be provided when
the local planning agency finds that the Planned Develop-
ment Project creates special problems of traffic or parking;
(a) an off-street parking and loading area plan;
(b)' circulation diagram indicating the proposed movement
of vehicles, goods and pedestrians within the Planned
Development and to and from existing thoroughfares.
Any special engineering features and traffic regulation
devices needed to facilitate or insure the safety of
this circulation pattern must be shown.
(c)
(E)
Detai,ledPlan Approgal:
(l)
The local planning agency'shall compare the Detailed Plan
with the Preliminary Plan and with the standards set
forth in this Resolution. The Detailed Plan shall be
deemed in substantial conformance with the Preliminary
Plan, provided modification by the applicant does not
involve a change which results in any of the following
conditions:
(a) a violation of any provisions of this resolution;
(b) a r~duction of more than ten (lO) percent of area
reserved for open space;
(c) an increase in floor area by more than ten (10)
percent;
(d) an increase in impervious surface-by more than five (5)
percent.
The County may place further reasonable conditions upon
its granting of approval which, in its judgement, will
insure conformance to the plan as approved.
Disapproval of Detailed Plan: In the event the County is unable
to find that the Detailed Plan is in substantial conformance
to the purpose and intent of the Preliminary Plan, the County
shall not grant approval of the Detailed Plan.
Site Improvements: The developer, at his option, may place
street improvements, sidewalks, utilities and other permanent
site improvements'after Detailed Plan approval or stake the
location of the buildings and make application for building
permits. Under no circumstances, however, will any building
permit be issued until final approval has been granted and
the necessary portions of the Plan, recorded. The placing of
improvements will not obligate the County Commission to
approve such improvements in the Final Plan approval ~action if
not in accord with the Detailed Plan or not in conformance
with the terms of this ordinance.
'(A)
Final Plan Approval Action
Public Record: The Final Plan is the permanent public record
of the Planned Development Project and will be.the manner in
which the development is constructed as provided herein.
(B) Contents: The Final Plan'shall be filed within six (6) months of
the date of the granting of Detailed Plan approval and shall
contain, in final form, the information required for the
Detailed Plan. In addition, the following will apply:
(1)
If parcels of land are to be sold, then a subdivision
plat in the form prescribed by the County Commission
shall be filed for approval in the appropriate manner.
(2)
If land within the Planned Development Project is not to
be sold in individual parcels, then a site-plan shall be
prepared and filed with the local planning agency which
is suitable for inclusion in the deed records of the
County, and a permanent ~eproducible transparency of the
Final Plan will be filed with the .local planning agency,
which transparency will be placed on file with the County
'EngineeE.
(3)
Condominium plats do not need to be filed with, or approved
by, the local planning agency. They are to be recorded
as distinct and separate acts from the documents in
Paragraph 1 ~anU Paragraph 2 above.
(c)
Final Plan Approval: The County Commission shall review the
Final Plan and shall approve the Plan if it is in substantial
conformance with the Detailed Plan.
(1)
The County Commission may require, as a condition to the
granting of approval, the submission of satisfactory
evidence that the improvements will be placed.
(2) The loca~ planning board, designated agency, or County
Commission shall not approve the Final Development Plan
or any stage of the Planned Development Project if the
average of the allowable dwelling units per acre, up to
and including the stage which is to be approved, exceeds
by more than ten (10) percent the average number of
dwelling units per acre which is allowable for the entire
Planned Development Project.
(3) Upon final approval and after all conditions have been met,
the County Commission shall approve the recording of the
Final Development Plan in the deed records when no parcels
are to be sold. In the instance when parcels are to be
sold, the developer will process and have recorded the
subdivision plat in the manner designated for the County.
V. Substantial Conformance
The determination of substantial conformance between the Detailed
Plan and the Final Plan shall be at the diScretion of the County
Commission. Variation in conformance is intended solely to fac-
ilitate the minor adjustments which may be necessary as the plans
approach, a final construction stage. The County Commission may
refuse to grant approval of substantial conformance if, in their
opinion, the adjustments are being used to significantly modify
the approved Plan. Minor adjustments shall not result in any of
the following:
(A) A change in the use or character of the development;
(B) An increase in overall coverage of structures;
(C) An increase in the .intensity~f~use:
(D) An increase in the problems of traffic circulation and public
utilities;
(E)
(F)
(G)
A reduction in approved open space;
A,reduction of off-street parking and loading space; and,
A reduction in required pavement width.-
VI. Final Plan Approval - Time Limit and Change of Ownershi'p
Final Plan approval shall terminate twelve (12) months thereafter
if construction of buildings has not started. Extensions may be
granted by the Board of County Commissi6ners at its discretion. -
If, at any time during the valid period of final plan approval,
majority development ownership (51% or more) changes, final approval
shall automatically be terminated.
Dated this 16th day of October, 1974.
PLANNING & ZONING COMMISSION
ST. LUCIE COUNTY, FLORIDA
Publish'
September 20, 1974
By
R. K. Davis, Chairman
PROPOSED AMENDMENTS 70 CO~REHENSIVE ZONING RESOLUTION OF ST. LUCIE COUNTY
e
o
Amend maximum densities as set forth in Paragraph 1, Subsection 21,
Section 7 to read in part as follows:
"P-1 5.0 per acre
B-1 5.0 per acre
B-2 8.0 per acre"
Amend P-1 District (Professional and Restricted Commercial) in Schedule
of District Regulations, Permitted Principle Uses and Structures, to
read as follows:
'~ny use permitted in an R-4A multiple dwelling district, subject ..."
Amend P-1 District (Professional and Restricted Commercial) in Schedule of
District Regulations, to read as follows:
"MINIMUM FLOOR AREAS (see definition)
Each dwelling unit: AS for R-4A"
Amend B-1 District (Neighborhood Business) in Schedule of District
Regulations by adding between MAXIMUM HEIGHT OF STRUCTURES and
LIMITATIONS ON SIGNS:
"MINIMUM FLOOR AREAS (see definition)
Each.dwelling unit: As for R-4A."
Amend B-2 District (Limited Business) in Schedule of District Regulations
to read as follows:
"MINIMUM FLOOR AREAS (see deI~nition)
Each dwelling unit: As for R-4A
Each efficiency unit: As for R-4E
Each motel unit: As for R-4E
PROPOSED AMENDMENTS TO COMPREHENSIVE ZONING RESOLUTION OF ST. LUCIE COUNTY
i~. Amend Subsection 20(A)(2) of Section 7 to read as follows~
"(2) The application shall be in the form prescribed by
the County Building and Zoning Department and shall be
accompanied by the required application fee. The
authority for a person other than the owner to file
an application must be attached to said application."
2. Amend Schedule of District Regulations by adding a new district
designated PDP DISTRICT to read as follows (as attached to my
June 24, ~974 memorandum to you):
MEMORANDUM
FHO~ ~
O)
de~ig~ ~i~ for ~ite p!~ w~ere a
~he mado~ di~tzio~ of ~his seeW,.on oon~ain zpeolfi~ 9e~la~ow
parki~
O. ~i~m po~oe~ oi~e (~- 10 aegO.~); and,
zt~ff ~ gat~e~ info~r~ation and o~
' ' d
. p
TO:
~L
~T;
County
~ty Oeve!Opment ~rdinator
July t7, lg74
SUI~IECT, p[~ Regulations
Attached you ~lll find the latest draft of the
~ument. The has been corrected to i~cl~de
changes nde by CO~Jnty
It iS r~v
for the requt~
at our last meeting.
that the attach~ is
heaping bef~e the Planning
si~. If you you please institute
s~ch ~dvertisi'n~. it be p~ssible to advertise
su~gaste~!
for the
ng
assistance on ~his ~tte~, Please le~ me kn~.
E~ctosure