1. Town of Longboat Key PLANNING & ZONING BOARD WORKSHOP – OCTOBER 17, 2017
8/23/2016
Luis N. Serna, AICP
David Healey, FAICP
Christopher Brimo, AICP
Andrew Dickman, Esq., AICP

2. Zoning Code Update – Where We Are
The P&Z Board Provided Direction on Some Key Issues:
Objectives for the Zoning Code
Structure/Outline
Decision Making and Appeal Bodies

3. Chapter 158 – Zoning Code- Draft Outline
Article III. – Enforcement of zoning code
Division 1. – Purpose and applicability
Division 2. – General development review procedures
Division 3. – Special exceptions
Division 4. – Variances
Division 5. – Zoning code text and map amendments
Division 6. – Development agreements
Division 7. – Site development plan
Division 8. – Planned Unit Development – Mixed Use Community
Division 9. - Commercial Revitalization
Article I. - General provisions
Article II. – Decision making and appeals
Division 1. – Chart of decisions and appeals
Division 2. – Zoning board of adjustment
Division 3. – Administrative decision makers and enforcement officers
Division 4. – Appeals.
Division 5. – Government dispute resolution procedures
Division 6. – Protection of landowner’s rights; vested rights determinations

4. Chapter 158 – Zoning Code- Draft Outline
Article IV. – Zoning Districts
Division 1. – Residential districts
Division 2. – Non-residential districts
Division 3. – Tourist resort districts
Division 4. – Mixed use community districts
Division 5. – Special purpose districts
Division 6. – Planned unit development districts
Article V. – Supplemental Development Standards
Division 1. – Accessory and temporary uses and structures
Division 2. – Buildings and Structures
Division 3. – Off-street parking and loading
Division 4. – Landscaping and screening
Division 5. – Specific uses regulations
Division 6. – Parks and open space land acquisition
Division 7. – Administrative exemptions – Essential services
Division 8. – Conversion of single-family dwellings to multifamily
Division 9. – Intersection visibility
Division 10. – Lot excavation, grades and frontage
Division 11. – Mechanical equipment

5. Chapter 158 – Zoning Code- Draft Outline
Article VI. – Nonconformities and lawfully existing uses
Division 1. – General
Division 2. – Nonconforming uses
Division 3. – Nonconforming structures
Division 4. – Nonconforming accessory uses and accessory structures
Division 5. – Termination of status as a nonconformity: Lawfully existing uses
Division 6. – Nonconforming lots of record
Article VII. – Violations, Enforcement and Penalties
Division 1. – Purpose and applicability
Division 2. – Violations and penalties
Division 3. – Code enforcement adjudication
Article VIII. – Definitions and Illustrations
Article IX. – Transportation Proportionate Fair- Share Program

6. Zoning Code Update – Where We Are Going Today
Discussion of Common Problems Encountered by Staff
Multi-Family Residential
Floor Area Ratio
Single Family Residential
Pool Decks
Pool Cages
Building Eves
Non-Residential Parking Standards
Number of Spaces
Bicycle Parking
Parking Space Size
Parking Space Material

7. Zoning Code Updated – Policy Issues
1. Multi-Family Residential Floor Area Ratio (FAR)
What is FAR?
A ratio of square footage of gross floor area divided by the square footage of land area.
Example: A FAR of 0.25 means that for a one-acre parcel, one could build up to one-quarter acres (10,890 square feet) of gross floor area.

8. Zoning Code Updated – Policy Issues
1. Multi-Family Residential Floor Area Ratio (FAR)
What are the Issues?
FAR is typically used to regulate commercial or mixed-use development.
Residential development is usually regulated through density, building setbacks, height, building coverage, and open space standards.
Regulating residential development through FAR places unnecessary restrictions on unit sizes, restricting design flexibility. Has resulted in smaller common areas such as lobbies and hallways.
Eliminating FAR restrictions for multi-family residential would not affect the exterior appearance of buildings.

9. Zoning Code Updated – Policy Issues
1. Multi-Family Residential Floor Area Ratio (FAR)
What is Current Code Requirement?
Section (C)(2):
Land Use Intensity Table
Units Per Acre 4 5 6 8 11
14/NPD
Floor area ratio
0.22
0.27
0.32
0.44
0.59
0.76
Open space ratio
3.2
2.7
2.2
1.6
1.2
Living space ratio
1.7
1.5
0.90
0.65
Recreation space ratio
0.17
0.16
0.15
0.13
0.11

10. Zoning Code Updated – Policy Issues
1. Residential Floor Area Ratio (FAR)
Potential Solution:
Eliminate FAR standard for multi-family residential projects.
Density, building setbacks, height, building coverage, and open space standards will remain in place for all residential developments.

11. Zoning Code Updated – Policy Issues
2. Regulation of Pools and Pool Decks that are Built More than Six Inches Above Grade
What is Current Code Requirement?
Section (B)(2)(a):
Maximum building coverage includes pools and pool decks if they are greater than six inches above finished grade. In such cases, single-family residential sites are permitted an additional five percent above building coverage above the applicable zoning district standard.

12. Zoning Code Updated – Policy Issues
2. Regulation of Pools and Pool Decks that are Built More than Six Inches Above Grade
Example:

13. Zoning Code Updated – Policy Issues
2. Regulation of Pools and Pool Decks that are Built More than Six Inches Above Grade
What are the Issues?
This is not a common way of regulating pools and pool decks.
Variable grades require staff to make judgements regarding how much pool area is more than six inches above grade.

14. Zoning Code Updated – Policy Issues
2. Regulation of Pools and Pool Decks that are Built More than Six Inches Above Grade
Potential Solution:
Include entire pool under maximum building coverage if any portion of the pool is built more than six inches above grade.
Do not include any pool or pool deck area under maximum building coverage.

15. Zoning Code Updated – Policy Issues
8/23/2016
3. Regulation of Single-Family Residential Pools and Pool Decks that are Covered by a Pool Cage
What is Current Code Requirement?
Section (B)(2)(a):
Maximum building coverage for single-family residential sites includes pools and pool decks that are covered by pool cages. In such cases, single-family residential sites are permitted an additional five percent building coverage above the applicable zoning district standard.

16. Zoning Code Updated – Policy Issues
3. Regulation of Single-Family Residential Pools and Pool Decks that are Covered by a Pool Cage
What is the Issue?
This is a confusing and uncommon way of regulating pools and pool decks.
This issue results in numerous variance request.

17. Zoning Code Updated – Policy Issues
3. Regulation of Single-Family Residential Pools and Pool Decks that are Covered by a Pool Cage
Potential Solutions:
Do not include pool cage area as building coverage, and decrease maximum building coverage standards?
Include all pool cage area as building coverage, and increase maximum building coverage standards?
Increase maximum building coverage above 5 percent for lots with pool cages?
Only count pool cage area as building if the pool cage exceeds 25 percent of the house area?

18. Zoning Code Updated – Policy Issues
4. Regulation of Single-Family Eves/Overhangs
What is Current Code Requirement?
Section (A):
(A) Generally. Every part of a required yard must be open to the sky unobstructed except for the ordinary projections of steps, sills, belt courses, cornices, and other ornamental features projecting not more than four inches from the building wall except as otherwise provided for in this chapter.

19. Zoning Code Updated – Policy Issues
4. Regulation of Building Eves/Overhangs
What are the Issues?
Most codes allow overhangs ranging from 18 inches to four feet.
Water damage can occur when roof overhangs are too small.
The Village allows up to two feet of overhang into the setback.
Does this Section conflict with Section (D)(2)?
(D) The daylight plane requirements of subsection (C) above shall not apply to:
(1) Chimneys;
(2) Roof overhangs up to three feet;

20. Zoning Code Updated – Policy Issues
4. Regulation of Building Eves/Overhangs
Potential Solution?
Increase allowed roof overhang into the setback. Up to two feet as permitted in the Village?

21. Zoning Code Updated – Policy Issues
5. Parking Standards
a. Parking Stall Size
Is 10 feet width x 20 feet length too large?
9 feet width x 18 feet length is more common.
Parking stall size affects green space, impervious area, and parking lot costs.

22. Zoning Code Updated – Policy Issues
5. Parking Standards
a. Parking Stall Size
20 parking spaces at 9’ x 18’ compared with
20 parking spaces at 10’ x 20’.
5,400 sq. ft. total at 9’ x 18’
6,400 sq. ft. total at 10’ x 20’

23. Zoning Code Updated – Policy Issues
5. Parking Standards
b. Maximum Number of Required Parking Spaces
Should a maximum number of parking spaces be established as a percentage of the Code required minimum?
Discourages unnecessary pavement and wasted space.

24. Zoning Code Updated – Policy Issues
5. Parking Standards
c. Revised Standards and Uses
Some Recommendations:

25. Zoning Code Updated – Policy Issues

26. Zoning Code Updated – Policy Issues

27. Zoning Code Updated – Policy Issues

28. Zoning Code Updated – Policy Issues
5. Parking Standards
d. Pervious and Semi-Pervious Parking
Should Incentives be provided to encourage pervious and semi-pervious parking?

29. Zoning Code Update – Where We Are Going
Next Steps:
Preparation of Draft Ordinance in early 2018 incorporating policy directions discussed to date.

30. Questions?
8/23/2016