Sec. 656.399.24. - Urban Transition Design Standards.

Urban Transition Areas as identified in Table 1.0 Character Areas, shall be required to meet the following design standards in addition to the general design standards. (1) Building Design Criteria is located in Section 656.399.34 and shall also include distinctive design. Buildings taller than four stories shall display a distinctive design for the top of the building that can be achieved by various means including a change in materials, architectural detail, color, or step backs at the top floor, a prominent projecting cornice, or a roof with a form such as a curve, slope, or peak. (2) Compatibility Requirements found in Section 656.399.31 , must be made if adjacent to a Historic Residential area as defined in Table 1.0 Character Area Designation. (3) On-Site Building Separation for Additional Building Height. Building height may be increased above 60 feet under the following circumstances: (a) Lot size less than ½ acre. A parcel that is less than ½ acre shall have the sideyard setback determined by measuring the total height of a building and dividing it by two to determine the minimum sideyard setback. A public open space that is a waterfront/plaza and/or park shall be located within the sideyard setback. (b) Lot size, ½ acre or more. A maximum building footprint of 20,000 sq. ft. per building on parcels ½ acre or larger shall be required. The width separation is as follows for multiple buildings on the same parcel. The building width separation is determined by the height of the first building to the second building, and so forth, to determine the separation required. The required separation shall be determined by the total building height divided by two. The area that is considered the width separation between buildings shall meet the following standards: (i) Mechanical equipment, service areas may not be located in between the buildings. (ii) Pool enclosures are not permitted in this location. (iii) Landscape and pedestrian walkways are permitted within the buildings. (iv) Waterfront plaza/park (4) For properties abutting the St. Johns River, a clear minimum 25 foot wide unobstructed view corridor from the right-of-way must be provided between buildings on the property and between any building on the property and the adjacent property line or any buildings on adjacent properties. (5) Open Space, 20 percent of the total developed site shall be public open space that provides visual and/or pedestrian access to the water. (a) Waterfront Plaza/Park is an area which promotes visual and pedestrian access which provides pedestrian-oriented amenities and landscaping to enhance the use of the space for passive activities such as resting, reading, picnicking, etc. To qualify as a pedestrian-oriented space, an area must have the following: (i) Visual and pedestrian access (including barrier free access) to the abutting structures from the public right-of-way or a non-vehicular courtyard. (ii) Paved walking surfaces of either concrete or approved unit paving. (iii) Lighting below 15 feet in height and providing at least two foot-candles (average) on the ground. (iv) At least three feet of seating area (bench, ledge, etc.) or one individual seat per 60 square feet of plaza area or open space. (v) The pedestrian-oriented space shall comply with the design regulations set forth in Section 656.361.21 and shall have: (a) Landscaping that does not act as a visual barrier. (b) Site furniture, artwork, or amenities such as fountains, kiosks, etc. (c) A pedestrian-oriented space shall not have: (1) Asphalt or gravel pavement; (2) Adjacent chain-link fences; (3) Adjacent blank walls without blank wall treatment as detailed in Section 656.399.34 (7); and (4) Adjacent visual barriers which could represent a safety/security hazard. (6) Parking Requirements. (a) Parking requirements for retail sales or service establishments and single-family residential uses located in contributing structures within the Urban Transition Character Area shall be zero. (b) Parking shall be provided internal to the site and framed by buildings. (c) The number of parking spaces for buildings that are 45 feet or less shall be 25 percent of the required number of spaces pursuant to Section 656.604 and Section 656.604 (e)(3) for any type of office use, and provided there are no additional parking credits applied under Section 656.607 (d) of the Zoning Code. (d) The number of parking spaces for buildings that are greater than 45 feet shall be 50 percent of the required number of spaces pursuant to Section 656.604 and Section 656.604 (e)(3) for any type of office use, and provided there are no additional parking credits applied under Section 656.607 (d) of the Zoning Code. (e) Contiguous on-street parking may be provided consistent with Section 656.399.23 (2)(b)(i)—(iv) and Table 4. (Ord. 2008-192-E, § 3)