(A) Intent. The regional activity center (RAC) zoning district is a planned development intended to establish types of development and arrangements of land uses that are consistent with the comprehensive plan, but which are not otherwise provided for or allowed in the zoning districts set out in this chapter. The range of uses and development intensities allowed within a particular RAC district, along with any corresponding development and design standards are established by an associated RAC concept plan. Subsequent development within the RAC district is implemented by the approval of one or more site and development plans, known as RAC final development plans.
The standards for creating a new RAC district and its associated concept plan set out herein are intended to promote flexibility of design and permit planned diversification and integration of uses and structures. The process set out herein allows the City Council to evaluate applications to establish new RAC districts and their associated concept plans, to make modifications to adopted concept plans, and to render final determination as to whether applications should be approved, approved with conditions, or denied. In addition, the City Council may, through approval with conditions, establish such additional limitations and regulations as are deemed necessary to protect the public health, safety, and general welfare. Specifically, the RAC district is intended to:
(1) Promote more efficient and economical uses of land.
(2) Provide flexibility to meet changing needs, technologies, economics, and consumer preferences.
(3) Encourage uses of land which reduce transportation needs and which conserve energy and natural resources to the maximum extent possible.
(4) Preserve to the greatest extent possible, and utilize in a harmonious fashion, existing environmental features and amenities.
(5) Provide for more usable and suitably located recreational facilities, open spaces and scenic areas, either commonly owned or publicly owned, than would otherwise be provided under a conventional zoning district.
(6) Lower development and building costs by permitting smaller networks of utilities and streets and the use of more economical building types and shared facilities.
(7) Permit the combining and coordinating of land uses, building types, and building relationships within a planned development, which otherwise would not be provided under a conventional zoning district.
(B) Establishment of a new RAC district and adoption of an associated concept plan.
(1) Eligibility for application. Applications for establishment of a new RAC zoning district shall demonstrate compliance with the following minimum eligibility criteria:
(a) Minimum area for a RAC zoning district. The minimum area required for an application to a RAC district shall be five (5) acres, except where the proposed use is required to be approved as a planned development or regional activity center use by the comprehensive plan wherein, there shall be no minimum area required.
(b) Configuration of the RAC zoning district. The RAC zoning district shall consist of a discrete area of land of sufficient width and depth to accommodate the proposed uses. Multiple parcels may be combined for purposes of establishing the RAC boundaries provided they are contiguous and under common ownership by the applicant(s). Separation by roadways, canals or similar dividers shall be considered contiguous for purposes of this section.
(c) Unified control/ownership. All properties included for the purpose of application to amend the official zoning map to create a RAC district shall be under the ownership or control of the applicant(s).
(2) Review process. The approval of a RAC zoning map amendment and associated concept plan application rests with the City Council. An application for a RAC zoning district shall include a concept plan; a RAC zoning district shall not be established unless and until an associated implementing RAC concept plan is approved by the City Council. Review of an application for a RAC zoning map amendment and associated concept plan shall be processed as follows:
(a) Pre-application conference. An application for a pre-application conference shall be submitted in accordance with established administrative policies and procedures.
(b) RAC concept plan application. A RAC concept plan application shall be submitted in accordance with the submittal requirements set forth in subsection (3).
(c) Planning and Zoning Board public hearing and recommendation. The Planning and Zoning Board shall conduct a public hearing on the RAC zoning map amendment and concept plan application and formulate findings supporting a recommendation to the City Council to approve, approve with conditions, or deny the application. The Board's recommendation shall be forwarded to the City Council for final action.
(d) City Council public hearing and disposition. The City Council shall conduct a public hearing on the RAC zoning map amendment and concept plan application. The Council's final action to approve, approve with conditions, or deny the application shall be based upon the recommendations of the Planning and Zoning Board, city staff, public testimony, and findings made at the public hearing. The decision of the City Council shall be final.
(e) Adoption of implementing ordinance. Council approval or approval with conditions for a RAC zoning map amendment and concept plan application shall be adopted into an implementing ordinance. The ordinance shall be adopted pursuant to state statutes and shall include a legal description of the property, a copy of the concept plan and any conditions placed on the approval by City Council.
(3) Application content and submittal requirements.
(a) RAC concept plan. A RAC concept plan is a generalized plan that establishes the allowable land uses and the allowable development density or intensity ranges as well as any corresponding development and design standards for all lands within the RAC zoning district.
The RAC concept plan shall consist of the graphic and/or textual information itemized in subsections 1. through 4. below.
1. A general plan for the use of all lands within the proposed RAC. Such plans shall indicate the general location of residential areas (including maximum density and unit types), open space, parks, passive or scenic areas, and nonresidential areas (including maximum building square footage or other intensity maximums).
2. A plan of vehicular and pedestrian circulation showing the general locations and right-of-way widths of roads, sidewalks, the capacity of the system and major access points to the external and internal thoroughfare network.
3. A summary of allowable development. The summary shall provide:
a. The total acreage of the RAC district and each phase, as may be proposed;
b. The acreage of areas proposed for specific land uses proposed to be allowed within the RAC district and phases proposed in the concept plan, as may be applicable;
c. The acreage of open space or conservation areas within the RAC district and phases proposed in the concept plan;
d. The minimum and maximum allowable residential density to be allowed within the RAC district and each phase proposed in the concept plan, measured in residential dwelling units per acre; and
e. The minimum and maximum allowable nonresidential development intensity to be allowed within the RAC district and each phase, measured in gross building square footage or other appropriate intensity measure.
4. Generalized regulations and development standards for the RAC district and each phase, including:
a. An itemized list of uses proposed to be allowed in the RAC district by phase.
b. Development and design standards governing the development of the RAC district and each phase which shall, at a minimum, address: general lot dimensions and size; proposed dimensions of internal streets, sidewalks, and other transportation facilities (such standards may be conveyed through annotated diagrams); open space provisions perimeter buffering, and landscaping.
c. The RAC concept plan may establish additional development and design standards for other development and design characteristics and elements so long as these standards are consistent with the comprehensive plan.
d. The RAC concept plan shall also include additional items identified at the pre-application conference by city staff that, by their nature, are unique to the specific location of the project or development proposal.
e. The RAC concept plan shall include a written analysis identifying consistency with the adopted comprehensive plan and how the proposed development is consistent with the intent of the RAC zoning category identified in Section (A).
(b) Site condition map(s) and data that include:
1. A legal description of the properties included in the application with an associated boundary survey signed and sealed by a registered Florida land surveyor.
2. Name of the RAC; the owners of all properties included in the RAC district; the agent for the RAC application, and address and phone number of the agent; and, date of drawing and of any subsequent revision.
3. Scale, north arrow, and general location map showing relationship of the site to external uses, structures, and features.
(c) An environmental assessment of the property identifying major environmental features of the site and endangered wildlife and vegetation.
(d) A traffic study meeting generally accepted engineering practices examining the impact of the proposed development on the surrounding roadway network.
(C) RAC final development plan. The RAC final development plan is a site and development plan consistent with and intended to implement a RAC concept plan. The final plan may pertain to an entire RAC district or one or more phases of the project. Final subdivision approval may be combined as part of the RAC final development plan.
(1) Review process. The approval of a RAC final development plan rests with the City Council. An application for a RAC final development plan shall be processed as follows:
(a) RAC final development plan application. A RAC final development plan application shall be submitted in accordance with the submittal requirements set forth in subsection (3).
(b) Planning and Zoning Board public hearing and recommendation. The Planning and Zoning Board shall conduct a public hearing on the RAC final development plan application and formulate findings supporting a recommendation to the City Council to approve, approve with conditions, or deny the application. The Board's recommendation shall be forwarded to the City Council for final action.
(c) City Council public hearing and disposition. The City Council shall conduct a public hearing on the RAC final development plan application. The Council's final action to approve, approve with conditions, or deny the application shall be based upon the recommendations of the Planning and Zoning Board, city staff, public testimony, and findings made at the public hearing. The decision of the City Council shall be final.
(d) Adoption of implementing resolution. Council approval or approval with conditions for a RAC final development plan application shall be adopted into an implementing resolution. The resolution shall be adopted pursuant to state statutes and shall include a legal description of the property, a copy of the final development plan and any conditions placed on the approval by City Council.
(2) Application content and submittal requirements.
(a) RAC final development plan. A RAC final development plan is a detailed plan that establishes the specific locations and boundaries for all lots to be developed, rights-of-ways, public easements and provides detailed development standards for all properties within the phase being reviewed.
The RAC final development plan shall consist of the graphic and/or textual information itemized in subsections 1. through 4. below.
1. A specific plan for the use of all lands within the proposed RAC phase. Such plans shall indicate the specific location and layout of residential areas (including maximum density and unit types), open space, parks, passive or scenic areas, and nonresidential areas (including maximum building square footage or other intensity maximums).
2. A plan of vehicular and pedestrian circulation showing the specific locations and right-of-way widths of roads, sidewalks, the capacity of the system and major access points to the external and internal thoroughfare network.
3. A summary of allowable development. The summary shall provide:
a. The total acreage of the RAC district and the specific phase for which final development plan approval is being sought;
b. The acreage of areas proposed for specific land uses proposed in the final development plan, as may be applicable;
c. The acreage of open space or conservation areas within the specific phase proposed in the final development plan;
d. The minimum and maximum allowable residential density to be allowed within the phase proposed, measured in residential dwelling units per acre; and
e. The minimum and maximum allowable nonresidential development intensity to be allowed within the phase, measured in gross building square footage or other appropriate intensity measure.
4. Specific regulations and development standards applicable to the phase, including:
a. An itemized list of uses proposed to be allowed in the phase.
b. Development and design standards governing the development of the phase which shall, at a minimum, address: lot dimensions and size; dimensions of internal streets, sidewalks, and other transportation facilities (such standards may be conveyed through annotated diagrams); open space provisions, perimeter buffering, and landscaping. Specific architectural design standards shall be provided.
c. The RAC final development plan may establish additional development and design standards for other development and design characteristics and elements so long as these standards are consistent with the comprehensive plan.
(b) Site condition map(s) and data that include:
1. A legal description of the properties included in the application with an associated boundary survey signed and sealed by a registered Florida land surveyor.
2. Name of the RAC; the owners of all properties included in the RAC district; the agent for the RAC application, and address and phone number of the agent; and, date of drawing and of any subsequent revision.
3. Scale, north arrow, and general location map showing relationship of the site to external uses, structures, and features.
(c) An environmental assessment of the property identifying major environmental features of the site and endangered wildlife and vegetation and description of permitting in process or completed.
(d) A traffic study meeting generally accepted engineering practices examining the impact of the proposed development on the surrounding roadway network and the proposed improvements necessary to support the phase of development proposed in the final development plan.
(e) Specific plans and designs for the provision of potable water and sanitary sewer, electric power, gas and other public utilities and services, as applicable.
(f) Identification of planned maintenance responsibility for all aspects of the development. Specifically identify all facilities proposed for maintenance by the city or other governmental entities.
(g) Identification of all exceptions to city construction and design standards proposed for the development. Exceptions include, but are not limited to, modification of required street or roadway right-of-way and pavement requirements, signage, location of utilities, design of utilities and drainage facilities, easement widths and locations and modifications proposed to any public improvement.
(h) Proposed schedule for construction of all infrastructure and estimates of the buildout for the development phase proposed.
(i) Final construction plans are not required to, but may, be submitted as part of the final development plan application. The applicant shall, however, provide sufficient detail in plans and proposals to permit the Council to ascertain the feasibility of future construction including infrastructure demand and supply issues.
(D) Joint RAC concept and final development plan application. At the option of the applicant, a RAC concept plan may be reviewed simultaneously with a RAC final development plan. In addition, modifications to an approved RAC concept plan may be made as part of the approval process for a RAC final development plan. All applicable requirements for both the concept plan and the final development plan submittal applications must be addressed.
(E) Administrative process following final development plan approval. Physical development of the property must be consistent with the approved Concept plan and final development plan for the RAC. Administrative review and approval processes for subdivisions, site plans, building permits and other land development regulations shall ensure such consistency. Substantial changes, as determined by the Growth Management Director, shall require re-submittal for final development plan approval. Minor changes not deemed to be substantial may be approved administratively.
(Ord. 2011-45, passed 9-15-11)