§ 902. Urban Corridor Design Standards.
The standards of this section apply to all properties which, at the time of development approval, are located within an Urban Corridor as defined in Chapter 2 and as depicted on Map 9-9.
Map 9-9: Urban Corridors
(Ord. No. 16-06 , § 3(Exh. A-6), 11-15-16)
902.1. Purpose and Intent.
It is the purpose and intent of this part:
A.
To convey an identifiable image of the Urban Corridors of Manatee County as attractive, walkable, and high-quality destinations for people to live, work, shop, and visit;
B.
To facilitate the development of vacant land and the redevelopment of underutilized properties along the Urban Corridors into a high-quality, walkable, and mixed-use urban environment;
C.
To integrate adjacent properties along the Urban Corridors through a connected pedestrian and vehicular network;
D.
To support cohesive, mixed-use development along the Urban Corridors with higher development densities and intensities;
E.
To encourage the development of high-quality mixed-use, multi-family and single-use developments through incentives; and
F.
To provide standards and criteria by which proposed development in the Urban Corridors will be reviewed in order to achieve mixed-use with higher densities and intensities.
(Ord. No. 16-06 , § 3(Exh. A-6), 11-15-16)
902.2. Applicability.
The regulations contained in this Section 902 apply to new development and redevelopment along the urban corridors using the dimensional standards (density, intensity, open space, lot size, building height, and/or setbacks) listed in Tables 4-7 and 4-8. See Chapter 3, Part IX for modification of standards applicable to development along Urban Corridors.
A.
New development. All new development along the urban corridors proposing to utilize the standards contained in Tables 4-7 and 4-8 of this code shall comply with all the regulations contained in this Section.
B.
Redevelopment.
1.
Full compliance . An entire development site shall be brought into compliance with this section if one or more of the following conditions are met:
a.
The building floor area is being increased by more than fifty (50) percent; or
b.
More than fifty (50) percent of the existing building floor area is being replaced; or
c.
There is a combination of floor area increase and existing floor area replacement exceeding fifty (50) percent of the original building floor area.
2.
Exceptions. Parking, landscaping, screening and all other regulations will need to be met for the entire site. The following shall be the only exceptions to full code compliance:
a.
Building setback. Existing buildings will not be required to be moved or expanded to meet the setback requirements. However, building additions shall meet the required setback. All new buildings within the redevelopment site shall be required to meet the building setback provisions.
b.
Floor-to-ceiling height. Existing buildings undergoing redevelopment shall not be required to meet the minimum building height. Any new buildings within the redevelopment site, however, shall meet the requirement.
c.
Building frontage. Existing buildings shall not be required to meet the minimum building frontage requirement. However, new buildings and additions shall be required to comply with the frontage requirements.
C.
Non-Substantial Expansion or Redevelopment of Existing Buildings. For building expansions or redevelopment not meeting the criteria of Subsection B.1, above, only the addition or exterior building modifications shall comply with the regulations contained in this Section. The remainder of the building and the site shall not be subject to this Section.
D.
Cumulative Improvements. To avoid a situation where incremental improvements result in a substantial redevelopment subject to full code compliance, the improvements listed in Subsection B.1.a through c shall include all such improvements made within a 5 year period.
E.
Change in Use. Changes in use without substantial modification to the site (as defined in subsection B.1) may apply the density and intensity levels allowed per Table 4-7, subject to being permitted uses in the zoning district (P, AP or SP) per Tables 4-1 and 4-2.
F.
Interior Changes. Interior changes shall not be subject to the requirements of this Section; however, they shall be required to meet the standards of the Building Code.
G.
Non-Conforming Uses. Any changes to non-conforming uses shall be conducted per the requirements of Chapter 1.
H.
Phasing. Development phases shall be required to meet code independently from other phases. No phase shall be dependent on the completion of subsequent phases to be consistent with any required approvals and/or conditions, including, but not limited to setbacks, building frontage, and building placement, configuration, function and design. Required landscaping and parking improvements shall be provided within each phase.
I.
Conflicts. In the event of any conflict between the provisions of the Urban Corridor Design Guidelines contained in this chapter and other provisions of the Land Development Code, the most restrictive provision shall prevail.
(Ord. No. 16-06 , § 3(Exh. A-6), 11-15-16)
902.3. Permitted Uses.
Tables 4-1 and 4-2 specify the permitted uses in each zoning district and denote whether the use is permitted by right, or if it requires Administrative or Special Permit approval. Uses within the designated Urban Corridors must comply with the requirements of those tables.
(Ord. No. 16-06 , § 3(Exh. A-6), 11-15-16)
902.4. Blocks, Lots, and Buildings.
A.
Block Standards and Connectivity. Connectivity is achieved by limiting the size of blocks. The Manatee County Urban Core Area generally displays a gridded network, which shall be maintained and improved. If existing streets are vacated to allow the aggregation of smaller blocks into mega-blocks (see Figure 9-22), alternative vehicular connections shall be provided. Furthermore, proposed developments shall be required to increase connectivity in the area by meeting the following standards:
1.
New blocks shall not exceed a 2,000 lineal foot perimeter.
2.
Existing development sites that do not encompass an entire block but are within a block that exceeds the maximum block perimeter allowed shall incorporate cross-block passages to rear or side streets, or to adjacent non-residential development as follows:
a.
If the site frontage is at any point more than three hundred and fifty (350) feet from a street intersection, a cross block pedestrian passage shall be provided (see Figure 9-23) to a rear street or drive aisle, if one is available.
b.
If the site frontage is at any point six hundred (600) feet from a street intersection, a vehicular cross block passage (see Figure 9-23) shall be provided. The vehicular passage may be a public street or private drive.
c.
The required vehicular and pedestrian passages may not go through the block due to the presence of neighboring sites under separate ownership; but, as the abutting sites redevelop, the vehicular and pedestrian passages shall be continued through the block by mutual agreement of the property owners through the appropriate legal instruments.
Figure 9-22: Increasing Connectivity
Figure 9-23: Examples of Passages
B.
Lot Configuration. No maximum lot width is prescribed for development within the Urban Corridors (see Chapter 4 for bulk, height and dimensional standards). However, the width of a lot shall not be justification for not meeting the building frontage requirements (subsection C).
C.
Building Frontage. The purpose of the following building frontage requirements is to ensure façade continuity and activity along the Urban Corridors, in addition to avoiding large expanses of blocks that are not framed by buildings. The building frontage standards are stated as a proportion of the building width within the required building setback relative to the width of the development site measured at the site frontage line. Portions of the building façade outside the required building setbacks do not count as building frontage (see Figure 9-24).
Figure 9-24: Building Frontage Calculation
1.
The building frontage (a+b+c) shall be a minimum of 65% of the site frontage (D).
2.
Sites with frontages on multiple streets shall meet the minimum required primary frontage along the urban corridor primary streets (Manatee Avenue West, Cortez Road West/44th Avenue East, 53rd Avenue West/SR-70, Tamiami Trail (US 41)/14th Street West (BUS 41), 15th Street East, and 1st Street). The building frontage along all other sides of the site facing a street shall be a minimum of 30%.
3.
Exceptions to the Building Frontage requirements:
a.
In the event the proposed building width is too narrow to meet the minimum frontage requirement, the applicant shall have the option of dividing the lot into smaller, narrower lots to meet the dimension requirements, as shown on Figure 9-25. No platting will be required, but the site plan shall show the new lots as available for future development.
Figure 9-25: Exceptions to the Building Frontage
b.
In the case where the required building frontage cannot be met due to the need to provide vehicular access from the Urban Corridor, a gateway, arch, or similar feature shall be provided to preserve the block continuity and may be counted toward meeting the building frontage requirement, as shown on Figure 9-26.
Figure 9-26: Gateway Feature
c.
Libraries, places of religious assembly, public utility buildings, and schools (elementary, middle and high) are not subject to the minimum frontage requirements.
d.
Drive-through facilities proposed as part of a development subject to the requirements of this section must be designed to comply with the building frontage requirements. Additionally, the drive-through window(s) shall not face an urban corridor.
D.
Building Setbacks and Alignment. The placement of a building on a site is critical to creating a vital and coherent public realm. The intent of the building setback standards is to shape the public realm, and strengthen the physical and functional character of the area. Figure 9-27 depicts the types of setbacks and Table 9-1 shows the required setbacks.
Figure 9-27: Building Setbacks
1.
The building setbacks along the Urban Corridors shall be measured from the property line.
2.
The front yard setback may be used to expand the sidewalk, for outdoor dining, or for landscaping.
Table 9-1: Building Setback Dimensions
Setback Type Minimum (feet) Maximum (feet) Street Setback 10 20 Side Setback 5 Determined by the building
frontage requirements
(see Sec. 902.4.C, Building Frontage)Rear Setback 10 (with no alley); 15 (with alley) N/A Subsection 902.6 contains additional setback requirements for proposed developments abutting or across the street from a single-family residential zoning district.
(Ord. No. 16-06 , § 3(Exh. A-6), 11-15-16)
3.
The end units of each grouping of attached dwellings and townhouses shall meet the minimum side yard setback noted in Table 9-1.
4.
The placement of buildings at the rear of a site is permitted as long as one or more buildings are placed in front meeting the requirements of this section (see Figure 9-28 for an acceptable design alternative). In such cases, access drives shall be incorporated into the site layout to create connectivity to other sites and streets. The main access drive shall be centered on the anchor building (if allowed by driveway permits) and shall be lined with buildings or sidewalks and urban landscaping.
Figure 9-28: Multiple Buildings on a Site
5.
Where a site is too narrow or shallow to provide parking behind the building, the placement of parking facilities and vehicular driveways is permitted on the side of the proposed building (see Figure 9-29) only if the building setback requirements are met and a modification of standards for the minimum building frontage (if necessary to accommodate the parking area) is approved (see Section 365.4, Modification of Standards for Development along Urban Corridors). The vehicular areas shall be masked from the road by a street wall (see Section 902.4.G). Pedestrian comfort shall be a primary consideration. Design conflicts between vehicular and pedestrian movement generally shall be decided in favor of the design which promotes pedestrian circulation.
Figure 9-29: Parking on the Side
6.
Building facades facing a right-of-way shall be built parallel to the property line, as shown on Figure 9-30.
Figure 9-30: Building Alignment
E.
Street Setback Zone. The intent of the street setback is to provide a transition, both physical and visual, from the street to the building. The zone created by the setback (also known as the Private Frontage Zone) should vary in design depending on the level of privacy desired along the building façade. Commercial buildings usually have a setback zone designed to attract customers into the building, while residential buildings often have a setback zone designed to provide privacy to the ground floor rooms, as shown on Figure 9-31.
Figure 9-31: Examples of Street Setback Zone Activity
1.
Street Setback Zone Standards, General.
a.
Landscaping, if provided within the street setback zone, shall be in the form of containers and/or planter boxes consistent with the building mass and architecture. Street setback zones in front of uses that do not require pedestrian interaction along the façade (e.g. offices, hotels, multifamily) may be landscaped with a combination of intermediate (understory) trees, palms, shrubs, vines and/or ground covers. See Section 701, landscaping and screening standards.
b.
Cantilevered balconies, bay windows, and roof overhangs may encroach into the street setback zone as specified in Figure 9-34. Additional elements allowed to encroach into the street setback zone are listed in Figure 9-34.
c.
Street furniture such as benches, trash receptacles, and/or bicycle racks may be installed within the street setback zone.
d.
Outdoor dining is permitted within street setback zones.
e.
Elements within the street setback zone (landscaping and architectural features) shall comply with the vision triangle requirements established using AASHTO standards.
f.
The proposed building ground floor along the street setback zone shall contain active uses oriented to the street. Active uses may include display or floor areas for retail uses, waiting and seating areas for restaurants, atriums or lobbies for offices, and lobbies or dining areas for hotels or multi-family residential buildings.
2.
Standards for storefronts, awnings and canopies.
a.
Storefront doors shall not be recessed more than 5 feet from the front façade. When doors are recessed more than 3 feet, angled walls leading to the door are recommended to promote the visibility of the entrance.
b.
Awnings and canopies shall not cover architectural elements such as cornices or ornamental features.
c.
High gloss or plasticized fabrics and aluminum shall not be permitted materials for awnings.
d.
Awnings should be at minimum match the width of the window or door opening. Backlit awnings are not allowed.
3.
Standards for galleries and arcades.
a.
Along storefront streets, gallery/arcade openings shall correspond to storefront entrances.
b.
Galleries may be one (1) or two (2) stories.
c.
Arcades and galleries must have consistent depth along a frontage.
4.
Standards for forecourts.
a.
Forecourts shall be paved and enhanced with landscaping.
b.
Forecourts are not intended to be covered; however, awnings and umbrellas are permissible and encouraged.
5.
Standards for stoops and porches.
a.
Stoops shall correspond directly with the building entry.
b.
Porches may be one (1) or two (2) stories.
c.
Porches shall be open and not air conditioned to be allowed to encroach into the street setback zone.
F.
Building Height. Building height shall be measured in stories. Developments within the Urban Corridors that comply with Section 902 may have up to 7 stories. See Subsection 902.5 for compatibility standards, which may limit building height.
G.
Floor Height. Floor height shall be measured as the clear height from finished slab to finished ceiling (see Figure 9-32).
Figure 9-32: Floor Height
Figure 9-33: Floor Height Standards
1.
Ground floor height for all uses shall be a minimum of 12 feet.
2.
Upper floors and all residential buildings shall have a minimum floor height of 8 feet.
3.
Whenever a ground floor level exceeds twenty (20) feet in height, each height of twelve (12) feet or portion thereof shall be construed to be one (1) story (see Figure 9-33).
4.
Whenever a floor other than a ground floor exceeds fourteen (14) feet in height, each height of fourteen (14) feet or portion thereof shall be construed to be one (1) story.
5.
Mezzanines extending beyond 33% of the floor area shall be counted as an additional story.
6.
Parking garages are exempt from the floor height requirements.
Figure 9-34: Street Setback Zone Standards
Figure 9-35: Site Access
H.
Location of Parking Facilities
1.
Surface parking lots shall be located in the rear of the lot, behind the building.
2.
Surface parking between the building and the side property line is permitted subject to the building frontage requirements being met.
3.
Surface and structure parking areas shall be accessed from a secondary street, from an adjacent property (shared use agreement necessary), or from rear alleys if any of these are available or proposed as part of the development (see Figure 9-35 and Figure 9-36). Access through single family residential neighborhoods, however, shall not be allowed.
4.
Any surface parking areas located along a public street shall be screened from street view by a street wall. See wall standards in Section 902.4.G.
Figure 9-36: Shared Parking
5.
Parking structures shall be placed behind a liner building that houses active uses (e.g. commercial, office, residential). The liner building, which may be attached or detached from the parking structure, shall extend for a minimum of seventy-five (75) percent of the length of the parking structure, and shall have a minimum depth of thirty (30) feet. See Figure 9-38.
6.
Liner buildings are not required along other streets (Figure 9-38). However, any portion of a parking garage that is not concealed behind a building shall be screened to conceal all internal elements such as plumbing pipes, fans, ducts and lighting. Ramping should be internalized wherever possible. Exposed spandrels shall be prohibited.
7.
Parking garages not concealed behind liner buildings or active uses (e.g. commercial, office, residential) shall provide a landscaping strip along the facade as follows (Figure 9-39):
a.
The landscaping strip shall have a minimum depth of 8 feet; and
b.
A minimum of five (5) understory trees per 100 linear feet and a row of evergreen shrubs shall be planted along the strip. Vines growing on a metal mesh mounted on the wall of the parking garage are encouraged (Figure 9-37).
Figure 9-37: Garage Landscaping
8.
The exterior facades of all parking garages shall be designed as to achieve architectural unity with the principal structure(s) which they are intended to serve and with abutting existing residential areas.
9.
Parking structures shall meet setback, height, façade articulation and glazing standards contained in this section.
Figure 9-38: Parking Garages and Liner Buildings along the Urban Corridors
I.
Public Right-of-Way Improvements.
1.
Along roadways other than State roadways, the developer shall be responsible for the provision of curbing, the parkway (landscaping strip between the sidewalk and the travel lane) and sidewalk as follows:
Figure 9-39: Parking Garages along Other Streets
a.
Public Sidewalk. The sidewalk shall be upgraded to meet County standards as stated in the Manatee County Public Works Standards Manual.
b.
Landscape Zone (Parkway). The landscape zone shall be at least 5 feet wide. Installation of landscaping and tree furniture within the landscape zone are the responsibility of the applicant in conjunction with the development of a site. Sod, shrubs, ground cover and/or accent plants and street trees shall be planted within the landscape zone. See the Public Works Standards Manual for street tree standards. Street trees planted within a landscape zone of less than 8' in width must utilize an acceptable method to ensure healthy tree growth. No landscape zone shall be required if there is designated on-street parking along the street. However, the minimum sidewalk width must then be widened by 2' and trees must be provided within curb extensions (bump outs).
2.
Along state roads, the developer shall comply with FDOT requirements for improvements along the right-of-way.
(Ord. No. 16-06 , § 3(Exh. A-6), 11-15-16)
902.5. Building Design Standards.
All new development and substantial redevelopment utilizing the density, intensity and/or height offered in Tables 4-7 and 4-8 for projects within the urban corridors shall comply with the following building design standards.
A.
Building Massing. Large building volumes shall be divided to appear as smaller volumes grouped together. Volume breaks may be achieved by building wall projections and recesses, and varying heights and roof lines. Therefore, building facades shall not exceed seventy-five (75) feet along a street frontage without providing a substantial volume break such as a recess, a tower, or an architecturally prominent public entrance (Figure 9-40). The recesses and projections shall have a minimum depth of three (3) feet.
Figure 9-40: Building Massing Example
B.
Facade Articulation. The standards contained in this subsection apply to all buildings and structures, including parking garages. The elements that make up a building façade are key components for defining the public realm. The façade design standards contained in this subsection are not intended to regulate style or appeal. The purpose of these standards is to ensure facades are designed to:
• Reduce the mass/scale and uniform monolithic appearance of large unadorned walls by requiring architectural detail;
• In the case of commercial buildings, ensure the building facades are inviting; and,
• Increase public safety by designing buildings that provide human surveillance of the street.
Building facades along public or private streets shall maintain a pedestrian scale and integrate the public and private spaces using architectural elements as follows:
1.
Façades shall not exceed twenty (20) horizontal feet and ten (10) vertical feet without including at least one (1) of the following elements (see Figure 9-41):
Figure 9-41: Façade Elements
a.
A window or door.
b.
Awning, canopy or marquee.
c.
An offset, column, reveal, void, projecting rib, band, cornice, or similar element with a minimum depth of six (6) inches.
d.
Arcade, gallery or stoop.
e.
Complementary changes in materials or texture.
2.
Architectural treatments on the façade, such as cornices or expression lines, shall be continued around the sides of the building.
3.
All building facades, including those not facing a street, shall use the same color scheme.
C.
Building Entrances.
1.
The main entrance of all buildings shall be oriented toward the public right-of-way.
2.
Where parking areas are located behind the building, a secondary pedestrian entrance may be provided from the parking area directly into the building.
3.
Entrances shall be operable, clearly-defined and highly-visible. In order to emphasize entrances they shall be accented by a change in materials around the door, recessed into the façade (alcove), or accented by an overhang, awning, canopy or similar feature.
4.
Pedestrian connections from the public sidewalk and parking areas to the building entrance shall be provided.
D.
Building Color.
1.
A minimum combination of two (2) colors shall be required per building.
2.
Black, fluorescent, or neon as the predominant exterior color is prohibited.
E.
Roof Design.
1.
Buildings with flat roofs shall have a cornice treatment or a parapet. The cornice shall be at least eighteen (18) inches in height. Parapet shall be a minimum of two (2) feet in height.
2.
Sloping roofs shall not exceed the height of the supporting walls.
3.
Roof materials shall be light-colored or a planted surface (green roof).
F.
Glazing Requirements.
Figure 9-42: Non-Residential Glazing
1.
Glazing percentages shall be calculated as the total area of glass (windows and glass doors), or openings in the case of parking garages, divided by the façade area as follows. See Figure 9-42.
a.
Non-Residential First Floor: The area of glass between 3 feet and 8 feet above grade divided by the area of the building façade also between 3 feet and 8 feet above grade shall be no less than 30%.
b.
Non-Residential above First Floor: The combined area of glass on all floors above the first divided by the total area of the building façade for those floors shall be no less than 15%.
c.
Residential: The area of glass divided by the area of the façade shall be no less than 10%.
2.
There is no limit on how much glazing is provided. However, if glass walls are utilized, an architectural feature, such as a canopy/marquee, overhang, or a horizontal change in plane shall be provided between the first and second floors to ensure pedestrian scale at the sidewalk level.
3.
Windows and glass doors shall be glazed in clear glass with 80% minimum transmittance. The use of reflective glass and reflective film is prohibited on the ground floor of all buildings.
4.
Libraries, places of religious assembly, public utility buildings (including fire stations), and schools (elementary, middle and high) are not subject to the minimum glazing requirements.
G.
Street Walls. While fences are typically used to achieve privacy on a site, street walls are used to continue the building frontage along a street, to screen vehicular areas such as parking lots, and to frame public zones such as courtyards and outdoor dining areas, as shown on Figure 9-43. Street walls shall meet the following standards:
1.
In the absence of a building façade along any part of a building frontage line, a street wall shall be built co-planar with the façade. Breaks are permitted in the street wall to provide pedestrian access to the site and for the purpose of tree protection. Street walls shall have openings no larger than necessary to allow automobile and pedestrian access.
2.
Street walls are the only types of fences/walls allowed facing streets and alleys.
3.
Street walls shall be a minimum of 3 feet in height and shall not exceed a 5 foot maximum. However, the portion of the wall above 3 feet shall be no more than 50% solid.
4.
Street walls shall be constructed of wrought iron, brick, masonry, stone or other decorative materials and shall match or compliment the finishes on the building. Chain link, wire, and pvc fencing shall be prohibited.
5.
When landscaping is provided on either side of the wall, the landscaping strip shall be a minimum of two (2) feet wide.
Figure 9-43: Examples of Street Walls
H.
Mechanical Equipment. For the purpose of this section, mechanical equipment is defined as a heating, ventilation, or air conditioning unit placed outside of a building, in addition to any utility-related equipment such as backflow preventers, pumps, meters, transformers and similar equipment required to be installed on a development site. Mechanical equipment shall be located so that noise and visual impacts upon abutting residential property are minimized.
1.
Mechanical equipment shall not be permitted within any required building setback unless the utility company determines the setback to be the only possible location.
2.
Mechanical equipment shall not be located between the building and the street. On corner lots, the location of mechanical equipment along a secondary street may be permitted through the modification of standards process subject to the screening requirements stated below.
3.
Screening (by wall, fence or vegetative matter) that exceeds the height of the equipment shall be required if the equipment is visible from the street or adjacent properties. Certain equipment, such as, but not limited to rain barrels or cisterns, shall not require screening provided they are designed to blend with the building and are constructed with the same materials and colors.
4.
Roof-top mechanical equipment shall be enclosed by parapets or screen walls of the minimum height necessary to conceal it, and a maximum height of five (5) feet.
I.
Solid Waste Disposal Facilities.
1.
Solid waste disposal facilities (solid waste, recycling, and yard trash containers (except litter containers), and grease containers) must be located to the side or rear of the building and shall be concealed from view from the public street by a wall of up to 6 feet in height. The enclosing wall shall be finished and/or painted with the same material as is used on the building and shall be fitted with an opaque sliding or hinged door and working latch.
2.
On corner or double-frontage lots, the disposal facilities shall be accessed from the secondary frontage.
(Ord. No. 16-06 , § 3(Exh. A-6), 11-15-16)
902.6. Development Compatibility
The development compatibility buffers and additional building setback provisions described in this subsection shall apply to proposed development either abutting a single-family residential zoning district or directly across the street (excluding major arterials) from a single-family residential zoning district. No buffers shall be required between uses or districts within the Urban Corridors, unless specifically required as part of a Special Use Permit approval.
A.
The minimum side and rear building setbacks for developments abutting a single-family residential zoning district shall be as noted in Chapter 4 (Table 4-8) or the same required setback of the single family residential district, whichever is greater.
B.
An additional building setback of twenty (20) feet over the minimum required for each floor above three (3) stories shall apply to buildings facing the single family residential property. Developers may elect to apply the setback just to those floors above the third story (step back approach, see Figure 9-44 - Option A), to the entire façade (Option B) or a combination of the two (Option C). The additional setback/step-back requirement may render some sites ineligible for the maximum permitted height.
C.
Sign illumination and garage or parking lot lighting shall comply with the requirements of Section 723, Adverse Impact Performance Standards.
Figure 9-44: Setbacks Abutting Single-Family Residential Zoning
(Ord. No. 16-06 , § 3(Exh. A-6), 11-15-16)
902.7. Landscaping and Buffer Requirements
A.
Vehicle Use Areas shall be landscaped in accordance with Subsections 701.3.A.1 through 6.
B.
Street setback zones and landscape zones (parkways) shall be landscaped in accordance with Subsections 902.4.E.1.a and 902.4.I.1.b respectively.
C.
Buffer Zones.
1.
Buffer zone screening in accordance with Section 701.3.B.3.b shall be required only when the proposed development abuts existing single family residential development or single family zoned property. In addition to the buffer width and landscaping requirements of Chapter 7, developments abutting a single-family residential zoning district shall provide a 6-foot solid, decorative wall along the property line abutting the single-family site.
2.
When a non-residential portion of a development within an Urban Corridor abuts a multifamily development or multifamily zoned property located outside an Urban Corridor, the minimum buffer zone screening shall be:
a.
Minimum width of buffer: 10 feet;
b.
Six (6) foot tall fence with pedestrian connections to allow the residents of the multi-family development to access the non-residential site; and
c.
Four (4) understory trees per 100 feet.
(Ord. No. 16-06 , § 3(A-6), 11-15-16)
902.8. Development Review.
The following provisions apply to developments within Urban Corridors meeting the standards of Section 902.
A.
Developments along designated urban corridors are exempt from requirement to rezone to Planned Development.
1.
A PD rezone or PD amendment may be initiated at the applicant's request with the understanding that the additional density, intensity and height offered for development along urban corridors can only be obtained when meeting the standards of Section 902.
2.
Properties currently zoned PD shall continue to comply with the requirements of the approved PD. If the PD has expired or the owner wishes to develop based on the standards for urban corridors, he/she must submit an application to amend the PD (see subsection 1, above) or rezone the property to one of the zoning districts listed in Table 4-7 (Future Land Use Categories and Corresponding Zoning Districts in Urban Corridors).
B.
Special Approval shall not be required to achieve the development densities, intensities or height permitted by this Section and Chapter 4 (Zoning).
C.
Administrative Approval or Special Permit approval shall be obtained based on the requirements of the use (per Tables 4-1 and 4-2).
D.
Certain modification of standards are allowed (see Chapter 3, Part IX).
E.
Proposed commercial developments with a future land use designation of ROR or MU are exempt from the requirement to locate in nodes (see Comprehensive Plan Policy 2.10.4.2).
F.
Applications for zoning map or future land use amendments, subdivisions, variances, CLOS, Certificate of Appropriateness, temporary use permits shall be processed as stated in Chapter 3 of this LDC.
G.
Applications for development approval shall include building elevations demonstrating compliance with the standards of this section.
(Ord. No. 16-06 , § 3(Exh. A-6), 11-15-16)
902.9. Density, Intensity and Height Bonus.
The bonus program is established by the County to encourage the location of higher density/intensity development at places where they will not have a negative impact on low density residential neighborhoods, and to encourage the provision of amenities that would benefit the community as a whole.
A.
Improvements Eligible for Bonuses. Development projects within the Urban Corridors that meet the standards of Section 902 may be eligible to achieve the additional building height, density and/or intensity as noted in Tables 4-7 and 4-8 as follows:
1.
Mixed-Use. Developments that include a vertical mix of residential and commercial or office are entitled to the maximum height, density and intensity allowed with the bonus. The residential portion shall include at least 5 residential units to qualify for the bonus.
2.
Affordable Housing. Developments with at least 25% of its residential units certified as "Affordable Housing" by Manatee County are entitled to the maximum height, density and intensity allowed with the bonus. Such units will be subject to a Land Use Restriction Agreement (LURA) to ensure the units remain affordable for a period of time of no less than 30 years.
3.
Workforce Housing. Developments with at least 25% of its residential units certified as "Workforce Housing" by Manatee County are entitled to the maximum height, density and intensity allowed with the bonus. Such units will be subject to a Land Use Restriction Agreement (LURA) to ensure the units remain affordable to the workforce for a period of time of no less than 30 years.
4.
Public Open Space and Amenities. Developments that includes public open space (urban plaza or park) at least 3,000 square feet or larger are entitled to the maximum density and intensity allowed with bonus, and one (1) additional floor above the permitted base height. The urban plaza or park shall not be enclosed, shall be easily accessible by the public, include amenities (landscaping, hardscaping, and furnishing), and be privately-owned and maintained, but open to the public.
5.
Parking garages. If located below or above the residential, commercial or office space, the development is entitled to one (1) additional floor for each floor of parking garage, not to exceed the maximum allowed with the bonus. The parking garage shall not occupy the ground floor frontage along the urban corridor. This frontage will require an active use.
Development sites may receive more than one bonus. However, the density, intensity and height shall not exceed the maximum noted in Tables 4-7 and 4-8.
B.
Location Restriction. Developments utilizing the bonus system shall not have any buildings located within 100 feet from single-family residentially zoned property.
C.
Review and Approval. Requests for bonuses do not require a separate application. They shall be noted on the site plan, and shall be reviewed concurrently with the overall site development plan, to ensure all other requirements of the Code, including the requirements of this Chapter, are met. Applicants requesting approval of bonuses are still eligible to apply for variances and modification of standards, but under separate application (see Chapter 3, Part IX (Variances and Modification of Standards)).
(Ord. No. 16-06 , § 3(Exh. A-6), 11-15-16)