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Currently, there are no intervening buildings between the CVS facility and the Park of Commerce kow perimeters. There is, however, one significant landscape buffer provided(98th Avenue perimeter). Even with its 68 foot height, the CVS facility is not visible from I-95. Although the building is visible from SR60, the large park site context and the significant setback from SR60 adequately mitigates the mass and scale of the building's appearance from SR60. When the Park of Commerce provides its required SR60 buffer and/or intervening facilities are located between the CVS building and SR60, the CVS building will completely blend into the industrial park setting. Currently, the view of the CVS building from 98th Avenue demonstrates the significant positive visual impact of the special Type "C" buffer planting along the CVS site's 98th Avenue frontage. Depending upon one's vantage point from 98th Avenue, that buffer effectively screens the CVS building partially or completely. Thus, the existing perimeter buffer requirement,which mandates taller than normal plant sizes at the time of installation(e.g. 16' canopy trees vs. 12' canopy trees),has proven effective in visually screening the taller building at the project perimeter. Staff's conclusion is that effective perimeter buffering can have a more positive visual impact than a simple setback, and that some of the existing special setbacks can be reduced where an effective perimeter buffer is required. i Proposed Ordinance . As structured, the proposed ordinance retains many of the existing west county industrial park height exception requirements. Consistent with the existing height exception, the proposed ordinance will continue to apply only to buildings within 100+acre industrial parks/subdivisions located west of I-95,and will continue to require a 2,000 foot setback from I-95 and a 200 foot setback from 98th Avenue. While the proposed ordinance retains various provisions in the current height exception, it reduces the SR60 (W setback from 1,000 feet to 500 feet,but adds a requirement that a special perimeter buffer or intervening building be located between the tall building and SR60 and/or 98th Avenue. In addition, the proposed ordinance requires a graduated special setback for tall buildings that increases by 4 feet (horizontal) for every 1 foot(vertical)over the normal height limitation. Under the new regulation,a 68 foot tall building such as CVS would have a special setback from a non-SR60/non-98th Avenue perimeter of 157 feet [25' normal setback+(68'—35')x 4],while an 80 foot tall building would have a 205 foot special setback. In staff's opinion,the proposed graduated setback requirement will more fairly treat proposed buildings based on the building's actual height and profile,while providing for ample and proportional setbacks. Finally, the proposed ordinance will delete a height exception sunset provision that is no longer in effect. Under the proposed ordinance, staff estimates that up to 2 more facilities similar in size and height to the CVS facility could be located within the middle third of the Indian River Park of Commerce. In addition,a potential large and tall building site could be assembled and developed at the southeast corner of 98th Avenue and SR60, and potential development envelopes for tall buildings would be expanded on the industrially designated properties that lie north and west of the Park of Commerce. Consequently, staff believes that the proposed ordinance will provide for more ready to build and future development sites for tall industrial buildings, while ensuring adequate aesthetic protections for the community. • Economic and Affordable Housing Development Impacts The proposed amendment will increase options for siting tall industrial buildings and will not change the cost of development. Therefore,the proposed ordinance is neutral with respect to the cost of development and impacts on development of affordable housing. With respect to economic development,the proposed ordinance is positive since it will increase the number of potential sites for industrial buildings that house target industries promoted by county economic development policies. FACommunity Deve1opment\CurDev\BCC\2013 BCC\WCIPheightexception.doc 4517