HomeMy WebLinkAbout933-05 Amend LDC - Standards for Townhomes �� _ I '• _ .. ,:� ,,r fit,.
ORDINANCE NO.: 933-05
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
ZEPHYRHILLS, FLORIDA CREATING NEW STANDARDS FOR
TOWNHOME PROJECTS; AMENDING PART 13.01.00 OF THE
LAND DEVELOPMENT CODE PROVIDING RELATED
DEFINITIONS; AMENDING THE LAND DEVELOPMENT CODE
ARTICLE II TO CREATE NEW REGULATIONS FOR
TOWNHOMES; PROVIDING FOR LOT AND BUILDING
STANDARDS,BUILDING SETBACKSAND GARAGE SETBACKS; .::.
PROVIDING FOR LANDSCAPING, SIDEWALKS AND PARKING
REQUIREMENTS; PROVIDING FOR BUILDING DESIGN
STANDARDS, RECREATION ANT)I OPEN SPACE; PROVIDING
FOR SEVERABILITY,REPEALER,AND AN EFFECTIVE.DATE.
REAS, the R-4 Multi-Family Residential zoning district was adopted and consolidated into
:HEREAS,
e Zephyrhills Land Development code; and
although the R-4 district allows for the construction of apartments, condominiums,
d other multi-family structures, it does not address the construction.of single family attached
o townhome construction; and
T
REAS, it has become necessary to amend the R-4 zoning district of the Land
opment Code to authorize and regulate the construction of townhome projects in the City
phyrhills.
, THEREFORE, BE IT ORDAINED by the City Council of-the City of Zephyrhills,
F orida, as follows:
SECTION 1. Part 13.01.00, Definitions, of the Zephyrhills Land Development Code is hereby
ended to add the following definitions:
Inset Parking Spaces means parallel, angled or perpendicular parking spaces located on
a private street, where such street and parking spaces are constructed in a manner so,that there is
a clear definable linear street travel way, from which parking spaces have a recessed appearance
c used by groups of parking spaces being separated by landscaped islands at lease, as large as
o (2) full-size perpendicular parking spaces, or one (1) parallel parking space, and with no
more than eight (8) perpendicular parking spaces in a row, or no more•than four (4) parallel
p king spaces in a row, between the landscaped islands.
Minimum Townhouse Living Area means the area of a townhouse dwelling unit that is
h ated and cooled, and exclusive of garages.
Minimum Outdoor Townhouse Living Area means and includes areas such as porches,
p tios, decks, balconies, private enclosed yards, and similar private, individual areas exclusive to
t e townhouse dwelling unit. Excludes automobile storage areas and open space.
Townhouse means a single-family dwelling constructed in a series or group of attached
units (from two to eight) with property lines and exterior dwelling unit walls separating each
dwelling unit. Townhouse dwelling units typically have individual facades and entrances
directly onto front yards and their corresponding property lines typically include individual front
=2.
ds (or patios).
The R-4 zoning district is hereby amending by creating Section 102-353(6)
Townhouses as attached hereto as Exhibit"A".
SECTION 3. Repealer.
y ordinance, or part of any ordinance, in conflict herewith is hereby repealed to the extent of
any conflict.
SECTION 4. Severability.
Record and Return to:
City Clerk's Office
5335 8th Street
Zephyrhills, FL 33542
It is declared to be the intent of the City Council of the City of Zephyrhills, Florida, that if any
section, subsection, sentence, clause, or provision of this Ordinance shall be declared invalid, the
remainder of this Ordinance shall be construed as not having contained said section, subsection,
sentence, clause, or provision and shall not be affected by such holding.
SECTION 5. Inclusion in Code.
The provisions of this Ordinance shall become and be made a part of the Land Development
Code of the City of Zephyrhills, Florida. The sections of this Ordinance may be renumbered or
re-lettered and the word "ordinance" may be changed to "section", "article" or such other
appropriate word or phrase in order to accomplish such.
SECTION 6. Effective Date.
This Ordinance shall become effective upon passage on the third reading and signing by the
Mayor.
The foregoing(Ji ance No. 933-05 was read and passed on the first reading in an open and
regular 3n@eting•of•th' qty Council of the City of Zephyrhills, Florida, on this 11th day of July,
2005':
'inda I Boan, C ity lerk Cathi L. Compton, Council President
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The foregoing Ordinance No•:;933-05 was read and passed on the second reading, following a
,- public hearingl,-in an. open and regular meeting of the City Council of the City of Zephyrhills,
Florida,ok 1his of July, 2005:
Lindy—Boan, ëity Clerk Cathi L. Compton, Council President
V
The foregpi g OrdtnaAce' No. 933-05 was read and passed on the third reading, following a
public hearing, tp an open and regular meeting of the City Council of the City of Zephyrhills,
Florida, on this 8tI' day of August, 2005.
c I t P q,
Attestf / 2
Lint D. Boan, tify Clerk Ca hi L. Compton, Council President
Therforegt brig Ordinanq No. 933-05 was approved by me this 8th day of August, 2005.
r n 1. Pt t v •� �-Q
W. Cliff u ie, M r
Apps t gal o and legal content
Karla S. Owens, City Attorney
City of Zephyrhills
Townhouse Development Standards
T e following standards shall apply to all townhouse development located within the City of
Ze hyrhills:
R lated Definitions (reference Part 13.01.00): _
Townhouse means a single-family dwelling constructed in a series or group of
attached dwelling units (from two to eight) with property lines and exterior dwelling
unit walls separating each dwelling unit. Townhouse dwelling units typically have
individual facades and entrances directly onto front yards and their corresponding
property lines typically include individual front and rear yards (or patios).
Inset Parking Spaces means parallel, angled perpendicular parking spaces located
on a private street, where such street and parking spaces are constructed in.a manner
so that there is a clear definable linear street travel way, from which parking spaces
have a recessed appearance caused by groups of parking spaces being separated by
landscaped islands at least as large as two (2) full-size perpendicular parking,spaces,
or one (1) parallel parking space, and with no more than eight (8) perpendicular
parking spaces in a row, or no more than four (4) parallel parking spaces in a row,-
between the landscaped islands.
NO MORE THAN 4 PARALLEL SPACES
LANDSCAPED ISLANDS
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NO MORE THAN S PERPENDICULAR SPACES
i
Inset Parking(on Private Roadway)
Minimum Townhouse Living Area is the area of a townhouse dwelling unit.-that is
heated and cooled, and exclusive of garages 1
Minimum Outdoor Townhouse Living Area includes areas such as porches, patios,
decks, balconies, private enclosed yards, and similar private,.;individual' areas
exclusive to the townhouse dwelling unit. Excludes automobile storage areas and
open space.
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Section 102-353 (6),Townhouses
(a) Application Requirements. Seven (7) copies of a site development plan depicting the
proposed development upon the entire lot or tract of land and including all proposed
buildings, parking and service areas, recreational and landscaped areas, access roads and
drives, accessory buildings and services, proposed buffers, architectural renderings,
existing and proposed easements (public and private), a landscaping plan, land uses on all
abutting properties including public rights-of-way and the conditions of roadways
contained therein, as well as the location of public utilities and their availability, shall be
submitted to the planning department together with a letter of transmittal, or any
application form as may be prepared by the city, for review by the site plan review
committee (SPRC) in accordance with this subsection prior to the issuance of a building
permit.
(b) Before the building inspector shall be authorized to issue a building permit for
construction, a-subdivision plat complying with all applicable requirements of this
subsection and all appropriate requirements of the City's Land Development Code
pertaining to subdivisions, except as modified in this subsection, shall have been
approved by the City Council and recorded within the records of the Clerk of the Circuit
Court of Pasco County.
(c) A mandatory property association shall be created and deed covenants shall be
developed to ensure the maintenance and upkeep of areas and facilities retained in
common ownership including but not limited to open space, recreation, exterior
buildings, fencing, common drives, private streets, parking areas and trash collection
areas and containers, front, rear, and side yards, including landscaping and exterior
lighting in order to provide a safe, healthful and attractive living environment within'
townhouse projects, and to prevent the occurrence of blight and deterioration of the
individual townhouse units. The homeowners association will be encouraged through
prescriptive easement or ownership to maintain the exterior of the units including
landscaping and the front and side yards of the building site. The lot size can be reduced
to building pads as long as the homeowners association takes title of the property in the
standard setback areas maintaining the setbacks through common land. The required
deed restrictions and homeowner association documents shall be submitted to the city
prior to fmal plat approval.
(d) Compliance with Approved Plans.
(1) Upon approval of the proposed site plan by the SPRC and approval of a
subdivision plat by the City Council and recorded within the records of the Clerk
of the Circuit Court of Pasco County, building permits shall be issued only for the
arrangement and construction of buildings and improvements in accordance with
the plan as approved, and variances from the plan shall require resubmittal of the
townhouse project plan for review and approval by the Board of Adjustments.
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(2) An appeal may be taken to the City Council within 30 days from the planning
board's decision in granting or denying approval of the proposed site plan, or
from the Board of Adjustment's decision in granting or denying a variance. The
City Council shall conduct a new hearing on the appeal and may hear additional
testimony or other evidence and may affirm, reverse or modify the decision of the
planning board or the Board of Adjustment. The decision by the planning board or
the Board of Adjustment shall be stayed pending the decision of the City Council.
(3) Minor changes needing to be accomplished because of the normal evolution of
site details which become apparent because of the greater detail of construction
plans, such as relocating dumpsters or reconfiguring stormwater management
features, or a change in specific landscape plants and materials, may be approved
by the Director of Development, upon the advice of other city staff.
(e) Following a recommendation by the Director of Development, the Board of
Adjustment may allow a variance to these requirements and the recreational amenity
requirements of the City's Land Development Code where compliance would be a
practical impossibility or would cause unnecessary hardship and/or where the owner
proposes an alternative which conforms to the general intent and spirit of the required
standards. Variance requests shall be made in writing at time of Special Approval
application.
(f) Minimum Townhouse Project Area. The minimum gross area for a townhouse
development shall be 9,000 square feet with a minimum 90-foot frontage.
(g) Townhouse Unit Grouping. No less than two townhouse dwellings and no more than
eight townhouse dwellings shall be contiguous. No more than two contiguous townhouse
dwellings shall be built in a row with a common front building line, and the minimum
difference in building line setback to provide variation shall be two feet. No contiguous
group of dwellings shall exceed 185 feet in building width.
(FRONT)
NO MORE THAN 2 UN TS Ml
COMMON FRONT BUILDING LINE
2OOTMNIM11MVA MTION
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NO MORE N 1 691 N THA BS ILt)I G WiDT$I
I
.=2�8 UNITS PER 6UtLOING
Townhouse Unit,Grouping
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(h) Supporting Infrastructure and Access.
(1) All public roadways abutting the site providing points of ingress and egress
shall be paved, on-site and off-site drainage shall be provided, and all public
utilities required to serve the proposed development area shall be available to the
site, all in accordance with the requirements and specifications of the city.
(2) Internal roadways may be public or private. All public roadways shall be
constructed in accordance with all other regulations applicable to public
roadways. All private roadways shall be constructed in accordance with the
minimum requirements pertaining to drive aisle and parking width standards and
shall be maintained by a homeowner I association(HOA).
(3) All townhouse lots shall have frontage on, and vehicular access to: a public
roadway; a private roadway meeting at least the minimum city construction
standards for drive aisles; or a private parking lot meeting the city's parking-lot
standards; provided such parking lot; has direct access to a public roadway, or a
private roadway meeting public roadway construction standards.
(4) Required parking and additionalguest parking, may beprovided on private
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roadways, provided such parking spaces are accomplished via "inset" parking
spaces.
(5) All public roadways shall be constructed with concrete vertical "F" curbs
along all perimeters. Miami curbs may be considered on private roadways and
common private parking areas. Rear alleys and rear parking areas are not required
to have vertical curbs.
(i) Lot and Building Standards.
LOT AND BUILDING STANDARDS
Regulation Requirement
Minimum Lot Width * 20 Feet
Minimum Lot Area 1,700 Square Feet
Minimum Living Area 1,000 Square Feet
Minimum Outdoor Lot Area 100 Square Feet
Maximum Building Height 35 Feet(measured to eave of roof)
Maximum Dwelling Unit Lot Coverage 80% (excluding decorative porches)
* The lot width may be reduced to seventeen feet when parking is provided via common private
arking areas or parking is located to the rear of the unit and accessed by way of an alley, lane,
or private shared driveway located at the rear of the units.
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MINIMUM COVERAGE
BY DWE
LOT AREA \\\ LLING
S O
(EXCLUSIVE OF
1700 SF
FRONT PORCH)\ •e
Typical Townhouse Unit Grouping
(j) Exterior front garage facade walls. Exterior garage facade walls along the frontage
of a dwelling unit shall not occupy more than 70% of the entire front building facade
width of such dwelling unit. Furthermore, same exterior front garage facade walls shall
be designed and architecturally treated in such a way as to diminish the overall presence
of the garage door.
(k) Building setback requirements.
(1) Exterior walls of all buildings/structures:
Requirement Minimum Distance
From Arterial or Collector Roadway 30 feet
From exterior project boundary 20 feet
From another building/structure 20 feet
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20 MINIMUM 20'MINIMUM
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20'MINIMUM 20'MINIMUM
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(2) Townhouse buildings with common front parking areas and inset parking
along private roadways:
I uilding wall: Minimum Distance Requirement
Front * 15 feet From back of curb
Rear 20 feet From lot lin e of dwelling unit or interior roadway
15 feet From interior roadway or parking area
Side 10 feet From edge of a recreation amenity
10 feet From edge of a stormwater retention or detention area
(FRONT)
i__............ ................. ........._. ' .._..............
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15'MINIMUM I
II II I FROM BACK /
OF CURB '7
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v. 15'MINIMUM 10'MINIMUM —i I t-
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Setbacks for Townhouse Buildings with Common Front Parking
(3) Townhouse buildings with front garages:
Building wall: Minimum Distance Requirement
Front ** 15 feet/20 feet From back of curb
Rear 20 feet From lot line of dwelling unit or interior roadway
Side 15 feet From interior roadway or parking area
10 feet From edge of a recreation amenity
10 feet From edge of a stormwater retention or detention area
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INTERNAL ROADWAY
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GARAGE ' �-
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..__._. I i i I FACADE 15 MINIMUM I ! Z
2D'MINIMUM FROM BACK r\ /�
FROM BACK OF CURB ) \
OF CURB: I
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10'MINIMUM
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15 MINIMUM ,1
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..................................... I I, 20'MINIMUM I �.
DV1FlUNG UNR LOT LINE _ .' _ '_ It r OF CURB
(REAR) (FRONT)
Setbacks for Townhouse Buildings with Front Garages
(4) Townhouse buildings with rear loaded/accessed garages:
Building wall: Minimum Distance Requirement
Front * 15 feet From back of curb
Rear 5 feet From lot line of dwelling unit, alleyway or interior
roadway
Side 15 feet From interior roadway or parking area
10 feet From edge of a recreation amenity
LI 10 feet From edge of a stormwater retention or detention area
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1
INTERNAL ROADWAY
(FRONT)
'j OWELLING UNIT
LOT LINE
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15 MINIMUM
/
FROM BACK I
OF CURB
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.„� 15'MINIMUM 10'MINIMUM J
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( ►R)
ALLEY
Setbacks for Townhouse Buildings with Rear Garages/Parking
* The front setback distance shall consist of a minimum 4-foot wide common
sidewalk within the front yard setback area.
** No portion of the front facade wall shall be located closer than 15 feet in
distance as measured from the back of curb. The front facade of the garage wall
shall be a minimum of 20 feet in distance as measured from the back of curb.
(1) Projections into required yards.
(1) Porches, balconies and decorative facade elements such as bay windows and
pilasters may project no more than three feet into the required front yard setback
area of townhouse buildings.
(2) Porches, decks and balconies may project no more than five feet into the
required rear yard setback area of townhouse buildings without rear
loaded/accessed garages.
(3) Porches, balconies and decorative facade elements such as bay windows and
pilasters may project no more than two feet into the required side yard setback
area of townhouse buildings for end dwelling units.
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(m) Landscaping. Unless otherwise provided for by this Section, landscaping shall be
subject to the City's Land Development Code.
(1) The front of each individual townhouse building shall have shade trees
planted and spaced every 20 to 40 feet depending on tree species.
(2) Ornamental landscaping shall be provided along the entire front and side
facades of all townhouse buildings, exclusive of front porches, private sidewalks
and private driveways. Such front-facade landscaped areas shall average no less
than three feet (3') in width, but shall not have any areas narrower than two feet
(2') in width. These landscaped areas shall contain coordinated shrubbery,
groundcover plants, and mulch, so as to present a coordinated landscaped
appearance for each townhouse building, and for the entire townhouse project. A
landscaping plan shall be included with the townhouse application, and
considered an integral part of any approved townhouse plan.
ORNAMENTAL
LANDSCAPED
AREA
(3'AVERAGEDEPTH) 1
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(FRONT) 1 !
UP TO 40' ±20'
SHADE TREES
Ornamental Landscaping
(n) Sidewalks required:
(1) on the side of all new development project roadways that provide direct
access to townhouse dwelling units and recreational amenities;
(2) on both sides of all arterial and collector roadways;
(3) on both sides of local roadways leading to schools, parks, shopping centers,
churches and other public service facilities;
(4) from common parking areas to townhouse dwelling units.
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Sidewalk widths shall be not less than four feet. Sidewalk design and installation, when
required, shall be approved by the public works director and planning director prior to the
issuance of a certificate of occupancy for any dwelling units within a given development.
(o) Parking Requirements.
(1) A minimum of two parking spaces shall be provided for each townhouse
dwelling containing two or more bedrooms. A minimum of one and one-half
parking spaces shall be provided for each townhouse dwelling containing one
bedroom. Parking may be provided)by a front or rear accessed garage, within
common private on-site parking areas, or via "inset" parking spaces located on a
private roadway. Public on-street parking shall not count towards meeting the
minimum parking space requirements. If the garage is located at the front of the
unit, the lot frontage should allow a landscaped front yard, and enough space
between driveways for on-street short-term parking where permitted. Alleys and
rear accessed garages shall be designed to prohibit parking within such alleyways.
(2) Common parking areas shall be located and arranged to be associated with the
dwelling units served. Additional guest parking shall be required to be provided
at a ratio of one parking space per five dwelling units. In addition, parking lot
landscaping shall be required pursuant to the City's Land Development Code.
(PUBLIC ROAD)1
OPEN SPACE r-";
11 I ;v ills � I
UI
2 MINIMUM
Common Parking Areas
(3) A townhouse project shall be designed so that parking on driveways can
occur without a typical passenger vehicle blocking a sidewalk.
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(p) Building Design Standards.
(1) Roof Line Variation.
(a) Roofs with a pitch less thi 6:12 (rise:run), including flat roofs, shall
require decorative architectural elements near the roof edge at the front
facade(i.e. cornice, dentils, design insets, etc.).
(b) The roof of each dwelling unit shall be distinct from the roof of
adjacent dwelling units either through: separation of roof pitches; varying
the direction of roof pitches; inclusion of dormers; or other variation in
roof design.
H . __
Roof Line Variation
(2) Front facades shall be comprised:of the following design elements ((a) or (b)
below). The developer may choose to combine the elements for a mixture of
facade styles within the development.
(a) All brick, stone, or stucco veneer shall be supplemented with use of at
least one architectural element (e.g., quoins, pilasters, soldier courses,
friezes, cornices, dentils, bay windows, decorative windows, etc.); or
(b) Multiple building materials with the primary building material being
brick, fieldstone, limestone, stone,marble, granite, and comprised of:
(1) 85% of the area of each elevation for a one-story elevation;
(2) 100% of the area of the first floor of each elevation for a two-
story elevation;
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(Note: Elevation wall area is exclusive of window or door areas.
In the case of multiple building materials, secondary building
materials shall comprise a minimum of 10% of the elevation area.
Secondary materials shall include textured block, architectural pre-
cast concrete, concrete composite siding, wood/vinyl clapboard
siding, wood beaded siding or stucco.)
100%OFTHE
1STFLOORAREA .. ...,
1S OF PRIMARY:
.BLDG MATERIAL ---
(b) (a) (a) (b) (a) (b
Facade Design Standards
(3) The use of multiple colors and surface textures on exterior wall
surfaces shall be required. Side and rear facades shall be
compatible with front f l cade in material color.
(4) Roof shall be covered with "architectural" laminated,
dimensioned, shadowed, or shaped shingles. Tile, slate, and metal
roofing material may also be utilized. Standard three tab shingles
are prohibited.
(5) All sides of buildings, where adjacent to public or private
right-of-way, shall include design characteristics and materials
consistent with those on the front primary facade of the building.
I �
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(q) Recreation, open space and environmentally sensitive areas.
The following buffering and landscaping requirements for recreation, open space and
environmentally sensitive areas shall apply to townhouse developments:
(1) Any common recreation area located within a townhouse development shall
be buffered in accordance with the City's Land Development Code.
(2) Townhouse developments shall provide open space equivalent to at least 30
percent of the gross project area.
(a) Recreational amenities shall be included as described below in
subsection (3) and shall be located on the site in such a manner as to be
usable for active or passive recreation and easily accessible to all dwelling
units within the development.
(b) The remaining open space area provided exclusive of required
recreational amenities shall be landscaped with shrubs and trees,
stormwater retention ponds, and stormwater detention ponds. Wetlands
and other environmentally sensitive areas may also be included within
such landscaped area.
RECREATION
AMENITIES
I /t .. .' ./ /1
REQUIRED OPEN SPACE(30%)
• I
' LANDSCAPED AREA\
PROJECT BOUNDARY
Required Open Space
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(3) Townhouse developments shall provide recreational amenities within the
development for the primary use of the residents of the development. At a
minimum the development shall include a playground facility plus recreational
amenities per the table below. Recreational amenities shall include, but not be
limited to swimming pools, club houses or community centers, picnic
shelters/barbecue areas, court game facilities (tennis, volleyball, basketball,
shuffleboard), or a trail system not otherwise required as a substitute for
sidewalks. In developments larger than 200 units, amenities may be repeated
upon approval by SPRC. Recreational amenities shall be provided according to
the following schedule:
RECREATIONAL AMENITIES
N?.? of Units Townhouse Description
0 - 11 Equipped Play AreaJTot-lot* Play apparatus(minimum four(4)components),
landscaping,benches&open space
12- 50 + 1
51 - 100 +2
01 -200 +3
201 -300 +4 !
Over 300 Add 1 amenity for each 100
additional units or fraction thereof.
* If an age restricted community, the equipped play area/tot-lot
may be substituted with another appropriate amenity.
(4) Outdoor recreation areas shall be located in areas where topography, soils,
hydrology and other physical characteristics are of such quality as to create a flat,
dry, obstacle-free space in a configuration which allows for passive and active
recreation.
(5) Recreation amenities shall be centrally located near a majority of units,
accessible and usable to residents and visible from surrounding units.
(6) Playground equipment shall be certified by International Play Equipment
Manufacturers Association (IPEMA) utilizing current American Society for
Testing and Materials (ASTM) stand rd F 1487. Playground surface shall meet
current ASTM(F1292) standards.
(7) Stormwater retention areas and stormwater detention areas may be used to
fulfill the open space requirements ofl subsections (1) through (6) of this section.
Such areas shall provide landscaped banks from the mean high water line to the
top of the bank.
(8) Any conservation or preservation area shall not be altered before, during or
after construction activities.
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