A. Purpose
The Neighborhood Conservation Overlay (NCO) district is established and intended to protect and preserve the unique design features and character of established neighborhoods throughout the city, and to promote new construction that is compatible with the existing neighborhood character. The NCO district is a flexible tool that may be applied to multiple neighborhoods, each of which will have its own unique architectural, natural, cultural, and historic attributes.
B. Establishment of Individual Neighborhood Conservation Overlay Districts
The City Commission may establish individual Neighborhood Conservation Overlay districts in accordance with this section and Section 155.2402, Text Amendment, Section 155.2403, General Zoning Map Amendment (Rezoning), or Section 155.2404, Site-Specific Zoning Map Amendment (Rezoning), after approving an area plan for the neighborhood specifying the development context in the district. Each district shall comply with the standards in Section 155.3706.D, General Development Standards for All NCO Districts. In establishing a new NCO district, the City Commission may also establish a unique set of development standards applicable to all development in the particular district (See Section 155.3706.E, District-Specific Development Standards.).
C. Minimum Standards for Designation of an NCO District
The City Commission may approve an application for designation of a NCO district only if:
1. At least 65 percent of the land area within the district, not including street and other rights-of-way, is already developed;
2. Record owners of more than 50 percent of the land included in the district, excluding rights-of-way, have signed a petition consenting to the designation;
3. Development patterns in the district demonstrate an on-going effort to maintain or rehabilitate the character and physical features of existing buildings in the district;
4. There is existing or potential pressure for new development or redevelopment and new infill development within the district;
5. The district possesses one or more of the following distinctive features that create a cohesive identifiable setting, character, or association:
a. Scale, size, type of construction, or distinctive building materials;
b. Lot layouts, setbacks, street layouts, alleys or sidewalks;
c. Special natural or streetscape characteristics, such as parks, gardens or street landscaping;
d. Land use patterns, including mixed or unique uses or activities; or
e. Abuts or links designated historic districts, structures, sites, or objects; and
6. Development standards are proposed to be applied to the district in accordance with Section 155.3706.E, District-Specific Development Standards, and such standards will encourage the retention of the general character and appearance of existing development in the district.
1. Compliance with Underlying Zoning District Standards
These standards supplement the use, intensity, dimensional, and development standards applicable in the underlying base zoning district.
2. Compliance with Approved Design and Development Standards
No permit for any new construction or expansion of an existing structure resulting in an increase in building footprint area of 25 percent or more may be issued until the Development Services Director determines that the proposal complies with all design standards established for the NCO district where the land is located. All new development in a NCO district shall comply with the development standards for the underlying zoning district.
3. Conflict with Other Standards
In the case of conflict between the NCO district standards and any other standards of this Code, the NCO district development standards shall control.
Each area designated as a Neighborhood Conservation Overlay district shall identify, with specificity, the design standards to be applied to all new construction and expansion of existing structures. Aspects of development that these design standards may address include, but are not to be limited to, the following:
1. Lot size;
2. Location of proposed buildings or additions;
3. Setbacks or required yards;
4. Building height;
5. Building size (for principal and accessory structures);
6. Building orientation;
7. Exterior building materials and colors;
8. Building roof line and pitch;
9. Building foundation treatment;
10. Landscaping and screening;
11. Impervious surface coverage;
12. Paving requirements or limitations;
13. Exterior lighting;
14. Required features on a front facade;
15. Neighborhood character and compatibility;
16. Views of or from specific locations;
17. Riparian areas, wetland areas, or drainage patterns; and
18. Demolition of structures.
The City Commission may approve additional design standards addressing aspects of development not listed above. The City Commission may also prohibit use types within a NCO district.
F. Specific Neighborhood Conservation Overlay Districts
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(Ord. 2012-64, passed 9-11-12)