Corridor Commercial Suburban District Regulations City of St. Petersburg City Code Chapter 16, Land Development Regulations
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1 Corridor Commercial Suburban District ( CCS ) CCS-1 CCS-2 Figure REFERENCE Typical Buildings in the CCS District INSERT DRAWING: SITE PLAN OF A TYPICAL SUBURBAN COMMERCIAL CORRIDOR DEVELOPMENT Figure REFERENCE Site Plan of a Typical Multi-family use in CCS District Sections: Composition of Corridor Commercial Suburban Purpose and Intent Permitted Uses Introduction to Subdistricts Development Potential Building Envelope: Maximum Height & Minimum Setbacks Building Design 1 EFFECTIVE DATE
2 Composition of Corridor Commercial Suburban The Corridor Commercial Suburban development pattern includes the design aesthetics, densities and uses found in the various shopping districts of the mid to late 20 th Century. Historically, the development of suburban commercial corridors was most influenced by the automobile. Businesses as varied as laundromats, restaurants, banks and theaters catered to the automobile by adding drive-thru windows. Parking became an important factor in designing a new business as the provision of ample on-site parking became a paramount consideration. These changes resulted in greater separation of land uses and a reduction in accommodations for the pedestrian. The regulations of this district recognize that corridor commercial suburban development is primarily influence by the automobile. Regulations of site design, building design, scale and intensity are provided to minimize the impacts of parking lots, drive-thrus, and national chain architecture Purpose and Intent The purpose of the CCS district regulations is to improve the appearance of restaurants, big box retailers, drug stores and apartment buildings, accommodate both vehicles and pedestrians, improve connections between the individual developments and compatibility with surrounding neighborhoods, and minimize automobile dependency. The corridor features building setbacks, improved landscaping, internal pedestrian amenities, cross-access among developments, and other standards to minimize visual and traffic impacts Permitted Uses Establishment of uses in this district shall be as provided in the A, Matrix: Use Permissions and Parking Reuqirements Introduction to Subdistricts Corridor Commercial Suburban 1 (CCS-1) This subdistrict allows one- to three-story development containing mixed uses with multi-family density up to 15 units-per-acre. Additional building height is possible within Primary and Secondary Activity Centers. Additional density is possible when affordable work force housing is provided. Figure REFERENCE Typical Residential Uses in CCS-1 Subdistrict Corridor Commercial Suburban 2 (CCS-2) This subdistrict allows one- to three-story development containing mixed uses with multi-family density up to 40 units-per-acre. Additional building height is possible within Primary and Secondary Activity Centers. Additional density is possible when affordable work force housing is provided. 2 EFFECTIVE DATE
3 Figure REFERENCE Typical Multi-family Uses in CCS-2 Subdistrict Development Potential Development potential is slightly different within the subdistricts to respect the character of the applicable areas. Achieving maximum development potential will depend upon market forces, such as minimum desirable unit size, and development standards, such as minimum lot size, parking requirements, height restrictions, and building setbacks. 3 EFFECTIVE DATE
4 Table XX.XX Minimum Lot Size, Maximum Density & Maximum Intensity CCS-1 CCS-2 Lot Width Lot Area (1) (square feet) SMALL LOT (Less than 1.0 acre) MEDIUM LOT (Between acres) LARGE LOT (Greater than 2.0 acres) ,500 4,500 Residential Density Residential Density (1)(4) (units per acre) Residential Density Within Activity Center (1) Work Force Housing Density Bonus (2) 6 6 Work Force Housing Density (2) 6 10 Bonus Within Activity Center Non Residential Intensity Nonresidential Intensity (1)(3)(4) (floor area ratio) Non Residential Intensity (1) Within Activity Center Work Force Housing (2) Intensity Bonus Work Force Housing Intensity (2) Bonus Within Activity Center Impervious Surface (1) (site area ratio) Notes: (1) Refer to technical standards (REFERENCE) regarding measurement of lot dimensions, calculation of maximum residential density, nonresidential floor area, and impervious surface. (2) Workforce Housing Bonus: Maximum density may be increased by 6 units per acre by the D.R.C. All units associated with this bonus shall be utilized in the creation of Workforce Housing units as prescribed in the City s Workforce Housing program and shall meet all design requirements of the program. (3) A variance to Floor Area Ratio may be granted by the D.R.C. of up to 0.20 in the CCS. All square footage associated with the bonus must be utilized in the creation of Workforce Housing units as prescribed in the Workforce Housing program. (4) In order to preserve existing commercial square footage on redevelopment sites within CCS-1, equal to or greater than 5 acres, the residential component shall not exceed 40 percent of the total FAR. Where the residential component exceeds 40 percent of the total FAR, Special Exception approval is required. 4 EFFECTIVE DATE
5 Building Envelope: Maximum Height & Building Setbacks Table REFERENCE Maximum Building Height (All Subdistricts) CCS-1 and CCS-2 Building Height SMALL LOT (Less than 1.0 acre) MEDIUM LOT (Between acres) LARGE LOT (Greater than 2.0 acres) All Buildings Within Activity Center Note: Refer to Technical Standards (REFERENCE) regarding measurement of building height. INSERT DRAWING: ELEVATIONS OF TYPICAL CCS-1 and CCS-2 DEVELOPMENT WITH HEIGHT REFERENCES Figure REFERENCE Maximum Building Height 5 EFFECTIVE DATE
6 Table REFERENCE Minimum Building Setbacks (All Subdistricts) Building Setbacks SMALL LOT (Less than 1.0 acre) CCS-1 and CCS-2 MEDIUM LOT (Between acres) LARGE LOT (Greater than 2.0 acres) Adjacent to Public Roadway (Any Side) - Minimum Setback Adjacent to Public Roadway (Any Side) - Maximum Setback Interior Side Yard Non residential permitted use Residential liner abutting a residential use N/A Any use N/A Non residential permitted use abutting a non residential use Non residential permitted use abutting a residential use Residential liner building abutting a residential use Notes: Rear Yard Non residential permitted use abutting a non residential use Non residential permitted use abutting a residential use Residential liner building abutting a residential use (1) Additional criteria may affect setback requirements including design standards and building or fire codes. (2) Yard types shall be defined under Section REFERENCE. (3) Stoop and porch encroachments into required side and rear yards shall be permitted as provided under Section REFERENCE Building Design The following design criteria allows the property owner and design professional to choose their preferred architectural style, building form, scale and massing, while creating a framework for good urban design practices which create a positive experience and aesthetic for the pedestrian. For a more complete introduction, see REFERENCE. Site Layout and Orientation The City of St. Petersburg is committed to creating and preserving a network of linkages for pedestrians. Consequently, pedestrian and vehicle connections between public rights-of-way and private property are subject to a hierarchy of transportation, which begins with the pedestrian. 6 EFFECTIVE DATE
7 Building and Parking Layout and Orientation Corridor Commercial Suburban District Regulations 1. Newly created complexes shall relate to the development of the surrounding streets. At minimum, this means there shall be no internally oriented complexes by which privacy walls, rear yards, and rear facades face outward towards the perimeter of the development. 2. All service areas and loading docks shall be located behind the front facade line of the principle structure. 3. Buildings shall address all public roadways. This includes orienting the buildings towards all public streets which utilize storefronts, windows, architectural fenestration or when blank box buildings are proposed, these boxes shall be edged with liner buildings containing retail, offices or residential uses along these roadways. 4. All mechanical equipment and utility functions (For e.g. electrical conduits, meters, HVAC equipment) shall be located behind the front façade line of the principle structure. Mechanical equipment that is visible from the primary roadway or that is elevated more than 18 inches above grade shall be screened with material compatible with the architecture of the principle structure. 5. Parking areas shall be compartmentalized as to reduce the overall scale of the parking area. Parking clusters shall not exceed 40 vehicles. 6. Parking lot location shall be as follows: For small lots, no parking area shall be placed in front of the building; for medium lots, no more than a double row of parking with a single drive lane shall be placed between the building and the public roadway; for large lots, structures may be placed to the rear of the lot if provisions are made to allow current or future out parcel development following the small lot/out parcel design guidelines, with parking internal to the site. 7. Parking structures are encouraged to be internal to the site and include architectural features related to the main structure. If parking structures abut the primary or secondary roadway, they shall utilize architectural screening to create a pleasant pedestrian environment. Vehicle Connections 1. Cross easements are encouraged between abutting uses, which connect the internal vehicle system. Pedestrian Connections 1. Where multiple store fronts or multiple buildings exist within the same development, each shop shall be connected by an internal sidewalk system that is clearly delineated from the vehicular pavement. The internal sidewalk system shall be required to connect to any public sidewalk that abuts the development project. 2. Cross easements are encouraged between abutting uses, which connect the internal pedestrian system. 3. Each ground floor multi-family unit or commercial building that abuts a street edge shall contain a primary entrance, which faces the primary roadway. Primary entry features shall include decorative door surrounds, porches, porticos and/or stoops. Courtyard entries shall qualify. 7 EFFECTIVE DATE
8 4. Where a single building includes separate commercial and residential entrances, the residential entrance(s) shall be raised a minimum 16-inches above ground-level or recessed within the wall plane to reinforce a privacy zone and distinguish it from the commercial entrance(s). Where an elevated or recessed entrance is impractical, there shall be a clear and identifiable distinction between commercial and residential entrances. 5. Doors shall be a commercial size and style. Doors shall be recessed within the store front a minimum of 24 inches. Building and Architectural Design Standards All buildings shall present an inviting, human scale façade to the public roadway, internal drives, parking areas and surrounding neighborhoods. The architectural elements of a building shall give it character, richness and visual interest. Building Style 1. New construction shall utilize an identifiable architectural style, which is recognized by design professionals as having a basis in academic architectural design philosophies. REFERENCE 2. Renovations, additions and accessory structures shall utilize the architectural style of the existing structure, or the entire existing structure shall be modified to utilize an identifiable architectural style, which is recognized by design professionals as having a basis in academic architectural design philosophies. REFERENCE 3. Shopping centers shall provide a unified architectural theme with standardized building materials, finishes, and color schemes. Recognized Iconic Architecture is allowed and shall be adapted to conform with the shopping center theme. 4. All accessory structures including, but not limited to, drive-through canopies, motor vehicle service station canopies, storage buildings, and dumpster enclosures shall be compatible with the architectural design of the principal structure. Such compatibility shall be determined by materials, finishes and any other features deemed significant by the POD. Building Form 1. Buildings shall create a width to height ratio of no more than 3:1. Buildings that exceed the width to height ratio of 3:1 shall feature architectural fenestration creating a bay system that divides the building design into a maximum ratio of 3:1. This may be done through pilasters, arcades, building line and roof line off-sets, materials and other appropriate architectural features. 2. Residential projects shall provide a width to height ratio of no more than 2:1. Buildings that exceed the width to height ratio of 2:1 shall feature architectural fenestration creating a bay system that divides the building design into a maximum ratio of 2:1. 3. The base story of any multi-story building shall not be less than 12 feet in height. Wall Composition 8 EFFECTIVE DATE
9 Wall composition standards ensure that ground-level storefronts, and multi-family and singlefamily residential buildings, offer attractive features to the pedestrian. Wall composition also mitigates blank walls and ensures that all sides of a building have visual interest. 1. Structures which are situated on corner lots, through lots, or by the nature of the site layout are clearly visible from rights-of-way shall be designed with full architectural treatment on all visible sides. Such treatment shall include roof design, wall materials, and architectural trim, and door and window openings as applicable. While it is recognized that buildings have primary and secondary facades, the construction materials and detailing should be similar throughout. Transparency The provision of transparency enhances visual connections between activities inside and outside buildings thereby improving pedestrian safety. 1. Sidewalk level store fronts shall have a minimum of 50 percent transparency at the street level for all uses excluding residential. The bottom of store-front style windows shall begin no higher than three (3) feet above grade level, and the top of all windows and doors shall have a minimum header height of eight (8) feet above grade level. Taller windows are encouraged. 2. Windows on the primary and street side façades shall be organized and evenly distributed in a consistent, rational pattern. 3. Residential buildings shall provide a minimum transparency of 20 percent on all facades facing public roadways and 15 percent on all other facades. No section of any one façade shall contain a blank area greater than 24 feet in width. This requirement applies to the entire wall face, from base to eave line; it is not measured by individual floor. Roofs Rooflines add visual interest to the streetscape and establish a sense of continuity between adjacent buildings. When used properly, rooflines can help distinguish between residential and commercial land uses, reduce the mass of large structures, emphasize entrances, and provide shade and shelter for pedestrians. 1. Buildings shall provide a pitched roof or decorative parapet wall compatible with the architectural style of the building. Flat roofs that reinforce and identifiable architectural style are allowed. Building Materials Building material standards protect neighboring properties and the economic viability of the City by holding the building s value longer thereby creating a greater resale value and stabilizing the value of neighboring properties. 1. Building materials shall be appropriate to the selected architectural style and shall be consistent throughout the project. 2. The base of buildings, where the building meets the sidewalk(s) and entryway(s), shall be constructed of high-quality materials. The use of high-quality materials will protect against damage caused by pedestrian traffic and thereby benefit the lifetime maintenance costs of the building. 9 EFFECTIVE DATE
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