(A) Description of district. This district is established in order to identify and stabilize those geographic areas within the city that are appropriate for the development and maintenance of high-density residential development. Due to the higher than average concentration of persons and vehicles, this district must have convenient access to arterials or collectors and have adequate public and commercial services. Areas of the city for which this zoning category is appropriate are designated on the comprehensive plan as high-density residential.
(B) Permitted and conditional uses. Unless otherwise permitted by this chapter, no building or land in the R-3 District shall be used, and no building shall be hereafter erected, structurally altered, or enlarged, except for the permitted and conditional uses listed below. The uses listed as conditional are permitted only after approval in accordance with §§ 154.70 through 154.73.
(1) Permitted uses:
(a) All R-2 permitted uses.
(b) Fee simple single family attached dwellings.
(c) Multi-family dwelling and special uses and structures designed primarily for service to occupants of the multi-family dwellings.
(2) Conditional uses:
(a) Community services and facilities.
(b) Churches with their appurtenant structures.
(c) Schools, public and private.
(d) Adult congregate living facilities.
(e) Nursing homes.
(f) Daytime child care centers.
(g) Any structure exceeding 35 feet in height.
(C) Site development standards.
(1) All fee simple dwellings, including single family detached and single family attached developments, are subject to the relevant provisions of Chapter 155 of the City of Lake Mary Code of Ordinances. All other developments are subject to the relevant provisions of Chapter 156.
(2) The following standards are hereby applicable to all R-3 zoned developments:
(a) Maximum site size (above mean high-water-line), one acre.
(b) Maximum gross residential density, 9 du/a.
(c) Minimum street frontage, 50 feet.
(d) Minimum building setback from property line shall be determined by the minimum landscape buffers, per Chapter 157, but in no case shall the minimum building setback be less than 25 feet from any external property line and/or off-site roadway.
(e) Maximum building height, 35 feet.
(D) Fee simple development standards.
(1) For fee simple one and two family developments, refer to the development standards contained in § 154.58.
(2) All fee simple developments are subject to the relevant provisions of Chapter 157 of the City of Lake Mary Code of Ordinances.
(3) The following development standards are applicable to each lot in all fee simple single family developments with three or more attached units:
(a) Minimum lot width, 21 feet.
(b) Minimum lot area, 2,400 square feet.
(c) Minimum internal side yard setback, 0 feet.
(d) Minimum dwelling unit size, 1,600 square feet.
(e) Maximum of six units per building.
(f) Minimum 20 foot separation between buildings.
(E) Additional requirements.
(1) All uses must conform to Appendix B of Chapter 155 for off-street parking and other regulations.
(2) Lakefront regulations and requirements are included in § 154.12.
(3) School location, regulations and requirements are included in § 154.68.
(4) Properties located within the Big Lake Mary overlay zoning district shall comply with the relevant provisions of § 154.90.
(5) When there is a conflict between the provisions contained in this section and the provisions of the Big Lake Mary overlay zoning district, the provisions of § 154.90 takes precedence.
(6) The first floor of each building must be nonresidential and all floors must be built out in one phase. The nonresiden- tial use must have a certificate of occupancy before the residential use is given a certificate of occupancy.
(7) At least two uses are required in each multi-family building, both residential and high end commercial or class-A office. Home-based businesses or institutional uses are not appropriate second uses. "HIGH END COMMERCIAL" means specialty retail stores focusing on certain categories of goods. "CLASS-A OFFICE" means premier office space with high quality finishes, amenities, and technology systems.
(8) The first floor of each multi-family building must be concrete.
(9) Minimum multi-family and condominium unit size: one-bedroom must be larger than 750 square feet; two-bedroom must be larger than 1.000 square feet; three or more bedrooms must be larger than 1.350 square feet.
(10) Minimum multi-family and condominium building setback: 50 feet for buildings greater than 35 feet or when adjacent to single-family residential use or zoning. The building setbacks for R-3 zoning applies for buildings 35 feet or less.
(11) Amenities required within multi-family developments include:
(a) Each unit must have an in-unit washer/dryer and an independent balcony. All balconies shall be a minimum of 54 square feet of clear, unobstructed space, at least six feet in depth. Balconies may be covered and screened but cannot be fully enclosed. False, Faux, Juliet/Juliette, Balconette, and other similar ornamental or standing-type balconies shall not be considered a balcony and are prohibited where a balcony is referenced in this section.
(b) Pool with restrooms.
(c) Gymnasium.
(d) Park space,
(e) Doggy runs (if pets are allowed).
(f) Internal concierge trash service.
(g) Enhanced landscaping to include a minimum-ten-foot-wide planting area for building foundation landscaping, with a minimum of two understory trees and five shrubs for every 40 feet of facade length. The remainder of the planting area shall be landscaped with groundcover or other landscape treatment. A minimum-ten-foot-wide landscape strip is required where four or more rows of parking spaces abut; one canopy tree, one understory tree and three shrubs must be planted for every 100 feet in length.
(h) Minimum-eight-foot-wide sidewalks.
(i) Flex office space.
(j) Parking garages must be provided for all units. An additional 0.25 spaces per dwelling unit for guests, provided either on-street internal to the development or in an off-street parking lot. A minimum of one electric vehicle charging station must be provided for a development requiring more than 50 parking spaces. The charging station shall serve two parking spaces.
(12) Enhanced architectural standards are required to be integrated into the building form to break up large building mass and long walls. Architectural features shall be displayed on all sides of a building, incorporating a base, middle and top to maintain pedestrian scale. The building mass shall be proportionate to the site, streets, open space, and surrounding developments.
(a) Buildings shall include a minimum of three architectural elements on facades fronting a right-of-way, and two elements on other facades. Architectural elements shall include, but not be limited to, porticos, balconies, columns, awnings, canopies, recessed/projected access.
(b) Integrated ornamental and structural building articulation, including protections and recesses with a minimum depth of 24 inches.
(c) Varied roof line and form, stepped or decorative parapets, cornices and eaves, and belt courses must be utilized in the building design.
(d) Building facades shall have a minimum of 30% fenestration elements (windows, doors and openings). Windows and doors shall include surrounds, casing or headers.
(e) Building materials and finishes shall be consistent on all facades. High quality materials and finishes, such as brick, stone, vertical board or batten siding, shall be used; stucco finish is only acceptable for a maximum of 40% of the building facades; EIFIS shall not be used as a primary material. Prohibited materials include unfinished concrete or block, corrugated fiberglass or metal, sheet or tin siding.
(f) Light fixtures shall be consistent throughout the development and shall complement the building architecture. Light fixtures shall be decorative with concealed light sources, and light poles shall have fluted bases. The use of illuminated bollards in lieu of poles is encouraged in exclusively pedestrian areas.
(g) Accessory structures not designed or incorporated as part of the principal building or as part of the amenities listed in this section are prohibited.
(13) Transportation demand management standards apply, including, but not limited to, strategies to reduce trips and parking demand, pedestrian-oriented design elements, bicycle facilities, pay to park, or other fees based on demand.
(14) Elements utilized to satisfy amenities required within multi-family developments listed in this section shall not be credited as satisfying other design requirements or standards.
(Ord. 241, passed 11-27-85; Am. Ord. 773, passed 11-2-95; Am. Ord. 1219, passed 11-2-06; Am. Ord. 1282, passed 3-6-08; Am. Ord. 1685, passed 6-29-23; Am. Ord. 1703, passed 6-20-24) Penalty, see § 154.999