HomeMy WebLinkAbout10/23/2025E
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BOARD OF COUNTY
COMMISSIONERS
INDIAN RIVER COUNTY, FLORIDA
COMMISSION AGENDA
THURSDAY, OCTOBER 23, 2025 - 6:00 PM
Commission Chambers
Indian River County Administration Complex
1801 27th Street
Vero Beach, Florida 32960
indianriver.gov
COUNTY COMMISSIONERS
Joseph Flescher, District 2, Chairman John A. Titkanich, Jr., County Administrator
Deryl Loar, District 4, Vice Chairman Jennifer W. Shuler, County Attorney
Susan Adams, District 1 Ryan L. Butler, Clerk of the Circuit Court and Comptroller
Joseph H. Earman, District 3
Laura Moss, District 5
Joint BCC & PZC PD Workshop
PZC MEMBERS: John Campbell - Dist 1
Robert Votaw - Dist 2
Calvin D. Reams - Dist 3
Jonathan F. Day -Dist 4, Chairman
Mark Mucher - Dist 5
Jordan Stewart - Member at Large
Thomas S. Lowther - Member at Large, Vice-Chairma
1. CALL TO ORDER AND PLEDGE OF ALLEGIANCE
2. DEPARTMENTAL MATTERS
A. Planning and Development Services
2.A.1. Joint Public Workshop Between the Board of County Commissioners and the
Planning, and Zoning Commission to Discuss the Planned Development (PD)
Review and Approval Process
Attachments: Chpt 915 - PD Process and Standards for Development
Nearby Jurisdictions PD Project Size Requirements
3. PUBLIC COMMENT
4. ADJOURNMENT
October 23, 2025 Page 1 of 2
Except for those matters specifically exempted under the State Statute and Local Ordinance, the Board
shall provide an opportunity for public comment prior to the undertaking by the Board of any action on
the agenda, including those matters on the Consent Agenda. Public comment shall also be heard on any
proposition which the Board is to take action which was either not on the Board agenda or distributed to
the public prior to the commencement of the meeting.
Anyone who may wish to appeal any decision which may be made at this meeting will need to ensure
that a verbatim record of the proceedings is made which includes the testimony and evidence upon
which the appeal will be based.
Anyone who needs a special accommodation for this meeting may contact the County's Americans with
Disabilities Act (ADA) Coordinator at (772) 226-1223 at least 48 hours in advance of meeting.
Anyone who needs special accommodation with a hearing aid for this meeting may contact the Board of
County Commission Office at 772-226-1490 at least 20 hours in advance of the meeting.
The full agenda is available on line at the Indian River County Website at www.indianriver.gov The
full agenda is also available for review in the Board of County Commission Office, the Indian River
County Main Library, and the North County Library.
Commission Meetings are broadcast live on the County website under
IRCTV and the Cablecast Streaming App, available for download on
iOS App Store, Google Play Store, ROKU, Fire TV, and Apple TV.
Rebroadcasts continuously with the following proposed schedule:
Tuesday at 6.00 p.m. until Wednesday at 6.00 a.m.,
Wednesday at 9:00 a.m. until 5:00 p.m.,
Thursday at 1: 00 p.m. through Friday Morning,
and Saturday at 12:00 Noon to 5: 00 p.m.
October 23, 2025 Page 2 of 2
Indian River County, Florida
* * MEMORANDUM
�ORIOy'
Q41
Indian River Counfy
Administration Complex
1801 27th Street
Vero Beach, Florida 32960
indianriver.gov
File ID: 25-1024 Type: Department Staff Report Meeting Date: 10/23/2025
TO: Indian River County Board of County Commissioners
Members of the Planning and Zoning Commission
THROUGH: John A. Titkanich Jr., County Administrator
FROM: Ryan Sweeney; Acting Planning & Development Services Director
DATE: October 10, 2025
SUBJECT: Joint Public Workshop Between the Board of County Commissioners and the
Planning and Zoning Commission to Discuss the Planned Development (PD)
Review and Approval Process
BACKGROUND
The County's planned development (PD) ordinance (Chapter 915 of the County LDRs; see Attachment 1) was
first adopted approximately 35 years ago and has been utilized to review and approve over 50 PD projects.
While the PD process also includes commercial PDs, mixed use PDs, and traditional neighborhood design
(TND) PDs, most of the PDs that have been approved have been single-family residential PDs. Examples of
single-family residential PDs include smaller projects such as Hidden Lake PD (47 lots on 18.92 acres) to some
of the County's largest residential developments like Grand Harbor, Pointe West, and Waterway Village.
Under the County's current PD process, applicants for PD projects may request waivers (exceptions) from
certain development parameters such as minimum lot width, minimum lot size, and setbacks in favor of a
creative and cohesive community design. Since the adoption of the County's PD ordinance, it has been the
County's practice to require PD projects to provide public benefits (sometimes referred to as "trade-offs" in the
earlier years) in order to offset the waivers that are being requested by the applicant. Over the past few years,
there have been several instances where the balance between the applicant's requested waivers versus the
project's proposed public benefits has been scrutinized by the PZC, the BCC, and the general public. There
have also been instances where the project's resulting design has been considered plain or "cookie cutter"
versus the intended outcome of a creative or unique community design.
While the County's current PD ordinance is informative and robust, there are several items that warrant
additional discussion. Staff has identified the below -referenced list of topics for further analysis and discussion:
1. Define and Identify Public Benefits:
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Currently, the term "public benefit" is not defined in the County LDRs, and the only direct reference to public
benefit is listed in Section 902.04 as follows, "enhanced development features or improvements that provide
public benefits that are proportionate to the degree of exception or variation requested."
Recommendation: Staff recommends that the current LDRs be amended to include a written definition for the
term "public benefit."
While each PD project has been approved via a separate PD plan approval that is specific to each project, staff
has identified the below -referenced list of some of the most commonly acceptable public benefits that have
been approved over the past ±35 years. This list is not exhaustive but is provided as guidance for a larger
discussion on public benefits:
a. Right-of-way (ROW) dedication, over and above the minimum required ROW width, without compensation;
b. Acceptance of off-site stormwater into the project's stormwater system;
c. Off-site traffic improvements that exceed required improvements (e.g. turn lane, traffic signal);
d. Extension of off-site sidewalks beyond required sidewalk improvements;
e. Conservation/set-aside of all or most of a project site's on-site natural features (e.g. wetlands, native uplands,
Florida scrub jay habitat, Bald eagle's nest, etc.) over -and -above minimum requirements;
f. Dedication of land for a public purpose (e.g. a park, public school, fire station);
g. Upsizing of off-site Utilities improvements (e.g. water main, sanitary sewer main);
h. Enhanced stormwater treatment for project sites near the Indian River Lagoon;
i. Provision of a transit stop with a shelter; and
j. Provision of public access to project improvements on a limited basis (e.g. public access to a town square or
amphitheater during special events or concerts).
Staff is also providing a list of items or project features that have historically not been considered public
benefits:
a. Enhanced amenities within the project that are not accessible to the public;
b. General statements like "increased tax base" or "nicer homes" in the area;
c. Enhanced project signage and/or entry features;
d. Smaller lots equal less yard to maintain or community -wide maintenance programs; and
e. Limiting homes to one-story (sometimes this item is considered as a compatibility measure,
but not a public benefit).
Lastly, staff is providing a list of items or project features that are considered a "marginal" public benefit or
land somewhere in the "gray" area:
a. Significantly increased open space within a project, but not available to the public;
b. ROW dedication, over and above the minimum required ROW width, but offset by density credits and/or
traffic impact fee credits;
c. Off-site traffic improvements that are required for a specific project, but also provide significant additional
capacity for the surrounding area;
d. Reduced density when compared to the project site's underlying zoning or future land use designation;
e. A project feature that only benefits one or two nearby property owners (e.g. enhanced access through the
project or allowing those properties to connect to the project's water or sewer improvements).
Recommendation: Staff recommends that the BCC and the PZC consider providing policy direction or actual
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changes to the current PD ordinance to specify what types of public benefits are acceptable or preferred.
2. Define Waivers (Deviations) from the Current Zoning Requirements:
The County's current PD ordinance contains a list of development parameters that may be waived via the PD
process in Section 915.15 (see Attachment 1). Those development parameters generally include items such as
minimum lot size, minimum lot width, minimum yard setbacks for primary structures, minimum yard setbacks
for accessory structures (such as pools, patios, and decks), maximum lot coverage, minimum separation
distance between buildings, minimum ROW widths, minimum open space per lot, and. minimum
preservation/conservation area per lot. However, the current ordinance does not specify or limit the degree at
which each parameter may be waived. For example, if a project site's underlying zoning is RS -3, which
normally requires a minimum 80 -foot lot width, there is no policy direction or guidance that limits or prohibits
an applicant from requesting a significantly reduced lot width (such as 40 feet).
Recommendation: Staff recommends that the BCC and the PZC consider providing policy direction or actual
changes to the current PD ordinance to specify the degree at which each development parameter may be
waived. Staff recommends the following two options to consider:
Option 1: Provide a percentage limitation for each waiver. For example, the lot width may only be reduced by
no more than 25%. Therefore, an 80 -foot -wide lot in the RS -3 district may only be reduced to 60 feet, and a 70 -
foot -wide lot may in the RS -6 district may only be reduced to 52.5 feet.
Option 2: Provide a specific/defined limitation for each waiver. For example, the lot width may only be reduced
by no more than 15 feet. Therefore, an 80 -foot -wide lot in the RS -3 district may only be reduced to 65 feet, and
a 70 -foot -wide lot may in the RS -6 district may only be reduced to 55 feet.
Under either option, staff and the applicant will have clearly defined expectations; however, this approach may
limit the ability for a unique or creative design (see item #4 below) or the ability to cluster smaller lots to
preserve large expanses of natural resources (e.g. wetlands, native uplands, oak hammock, etc.). Providing
defined limitations on the requested waivers will also help to maintain compatibility with neighboring
properties (see item #5 below).
Recommendation: Also, while the current PD ordinance does not list building height as a development
parameter that may be waived, staff recommends that the BCC and the PZC consider including an affirmative
statement within Section 915.15 of the PD ordinance that building height cannot be waived via the PD process.
3. Encourage the Inclusion of Affordable and/or Workforce Housing:
Over the past few years, housing prices have increased significantly due a number of factors, and finding
affordable and/or workforce housing within Indian River County has become increasingly difficult. Staff has
discussed the concept of including affordable and/or workforce housing units in new PD projects with a number
of potential applicants; however none of those projects have proceeded accordingly. While there are a number
of ways to incentivize or encourage the inclusion of affordable and/or workforce housing within new PD
projects, staff is providing the following items for further discussion.
a. Specify that including affordable and/or workforce housing is the "number one" priority public benefit;
b. If a new PD project includes a minimum percentage of affordable and/or workforce housing units (e.g. 25%
or 30%), then no other public benefits are required;
c. If a minimum project size is adopted for new PD projects (see item #4 below), then allow new PD projects
that include a minimum percentage of affordable and/or workforce housing units on project sites smaller
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than the minimum project size; and
d. Allow off-site or satellite affordable and/or workforce housing units on a different project site but must have
a timing component (must be completed prior to 30% or 40% of market rate units).
Recommendation: Staff recommends that the BCC and the PZC consider providing policy direction or actual
changes to the current PD ordinance to specify what types of affordable and/or workforce housing incentives
are acceptable or preferred.
4. Minimum Project Size:
Most nearby jurisdictions require a minimum (gross) project size for PD projects; however, the project size
requirements can vary considerably (see Attachment 2). Based on cursory research, the minimum PD project
size ranges from 5 acres to 200 acres, with the average being 35.6 acres across 9 nearby jurisdictions. It should
also be noted that the County's PD regulations currently require a minimum project size of 40 acres for a TND
project, a maximum of 40 acres for a mixed use PD project.
As discussed in item #3 above, the BCC and the PZC may want to consider allowing PD projects below a
minimum required size if it includes a minimum percentage of affordable and/or workforce housing units.
Recommendation: Staff recommends that the BCC and the PZC consider providing policy direction or actual
changes to the current PD ordinance to specify if all new project PD project's should require a minimum (gross)
project size, and if that project size may be reduced (or waived entirely) for projects that include a minimum
percentage of affordable and/or workforce housing units.
5. Compatibility with Neighboring Properties and Uses:
The current PD ordinance contains compatibility standards in Section 915.16 (see Attachment 1). However,
these compatibility standards are generally limited to the project's proposed use(s) (e.g. residential,
commercial, etc.) and the adjacent property's future land use designation (e.g. L-1, M-1, or C/I). While the
current compatibility standards have generally worked well in establishing a baseline, they are not specific
enough to account for unique or unusual scenarios. For example, a group of neighboring properties may have
an L-2 land use designation (which generally equates to an RS -6 zoning with a 70 -foot minimum lot width;
however, those properties are already developed as 1 -to -2 -acre estate -style properties with a ±250 -foot lot
width versus a new PD project that is proposing 60 -foot -wide perimeter lots. Therefore, the compatibility
standards may need to be revised to provide more specificity based on the existing development patterns of
neighboring properties.
As discussed in item #2 above, a percentage or specified/defined approach may be helpful to consider. For
example, an additional 1 foot of buffer width may be required for each 2 feet of perimeter lot width reduction.
Therefore, if a project proposes reducing the perimeter lot width by 10 feet, then the perimeter buffer width
should be increased by 5 feet which would typically result in a total perimeter buffer width increase from 25
feet to 30 feet.
Recommendation: Staff recommends that the BCC and the PZC consider providing policy direction or actual
changes to the current PD ordinance to specify what types of compatibility standards are acceptable or
preferred.
6. Other Procedural Items:
Lastly, there are some minor procedural items that the BCC and the PZC might want to consider for all new PD
projects moving forward:
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a. Require a neighborhood meeting to be hosted by the developer after the project's final TRC meeting (to be
confirmed by staff that the project will not be scheduled for a subsequent TRC);
b. Encourage the conceptual PD process instead of the concurrent (and more involved) conceptual
and preliminary PD process in order to sort out the project's public benefits and waivers earlier
in the overall process; and
c. Increase notice requirements: larger/more prevalent sign posting(s), increased notice by mail radius (increase
from 300 feet to 500 feet), dedicated project website to be created and maintained by the applicant for
larger PD projects over a certain number of units (e.g. 250 units).
Recommendation: Staff recommends that the BCC and the PZC consider providing policy direction or actual
changes to the current PD ordinance to specify if any of the above -referenced PD procedural items are
preferred.
BUDGETARYIMPACT
N/A
PREVIOUS BOARD ACTIONS
At the regular meeting of July 15, 2025, the BCC directed staff to schedule a joint public workshop between the
BCC and the PZC to discuss the PD review and approval process in the Fall of 2025. At the regular meeting of
October 7, 2025, staff provided public notice for a joint public workshop to be held on October 23, 2025, at
6:00 PM in the County Commission Chambers.
POTENTIAL FUTURE BOARD ACTIONS
Depending on the direction provided at the workshop, the PZC and BCC may also consider additional policy
changes and/or formal LDR amendments to the PD review and approval process.
STAFF RECOMMENDATION
Staff recommends that the Board of County Commissioners and the Planning and Zoning Commission discuss
the planned development (PD) review and approval process, take input from the public, and provide guidance
to staff on any recommended policy changes and/or formal LDR amendments for the PD review and approval
process.
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- CODE OF ORDINANCES COUNTY OF INDIAN RIVER, FLORIDA
Title IX - LAND DEVELOPMENT REGULATIONS
CHAPTER 915. PLANNED DEVELOPMENT (P.D.) PROCESS AND STANDARDS FOR DEVELOPMENT
CHAPTER 915. PLANNED DEVELOPMENT (P.D.) PROCESS AND STANDARDS FOR
DEVELOPMENT)
Sec.
915.01.
Title.
Sec.
915.02.
Definitions.
Sec.
915.03.
Purpose and intent.
Sec.
915.04.
Applicability.
Sec.
915.05.
Coordination with other regulations.
Sec.
915.06.
Uses allowed.
Sec.
915.07.
Planned development project area.
Sec.
915.08.
Density allowed.
Sec.
915.09.
Unified control.
Sec.
915.10.
Phasing.
Sec.
915.11.
Industrial use standards.
Sec.
915.12.
Commercial use standards.
Sec.
915.13.
Residential use standards.
Sec.
915.14.
Agricultural use standards.
Sec.
915.15.
Planned development allowable waivers and development parameters.
Sec.
915.16.
Compatibility standards.
Sec.
915.17.
Project integration into public systems.
Sec.
915.18.
Open space standards.
Sec.
915.19.
Recreation standards.
Sec.
915.20.
Mixed use standards.
Sec.
915.21.
Traditional neighborhood design standards.
Sec.
915.22.
Review and approval process requirements.
Sec.
915.23.
Formal pre -application conference submittal requirements.
Sec.
915.24.
Planned development conceptual plan submittal requirements.
Sec.
915.25.
Preliminary planned development plan submittal requirements.
Sec.
915.26.
Land development permit submittal requirements.
Sec.
915.27.
Final planned development plan submittal requirements.
Sec.
915.28.
Modifications to planned development plans.
Sec.
915.29.
Planned development time limitations, expirations, and terminations.
Sec.
915.30.
Transfer of approval and assumption of obligations.
'Editor's note(s)—Section 1 of Ord. No. 2012-021, adopted July 10, 2012, repealed the former Ch 915, §§ 915.01-
915.28, and enacted a new Ch. 915 as set out herein. The former Ch. 915 pertained to similar subject matter
and derived from Ord. No. 90-16, § 1, adopted Sept. 11, 1990; Ord. No. 91-23, § 10, adopted May 15, 1991;
Ord. No. 96-6, § 9, adopted Feb. 27, 1996; Ord. No. 2000-015, § 9, adopted May 9, 2000; and Ord. No. 2001-
035, § 1, adopted Dec. 4, 2001.
Indian River County, Florida, Code of Ordinances
(Supp. No. 151)
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- CODE OF ORDINANCES COUNTY OF INDIAN RIVER, FLORIDA
Title IX - LAND DEVELOPMENT REGULATIONS
CHAPTER 915. PLANNED DEVELOPMENT (P.D.) PROCESS AND STANDARDS FOR DEVELOPMENT
Section 915.01. Title.
This chapter, the terms and provisions contained herein, shall be known as the "Planned Development (P.D.)
Process and Standards for Development Ordinance" of Indian River County, Florida.
(Ord. No. 2012-021, § 1, 7-10-12)
Section 915.02. Definitions.
All terms used in this chapter are defined in Chapter 901.
(Ord. No. 2012-021, § 1, 7-10-12)
Section 915.03. Purpose and intent.
The purpose and intent of this chapter is to establish alternate schemes of land use controls, via a planned
development (P.D.) zoning overlay district and development process or a P.D. special exception approval process,
which promote the health, safety, comfort, order, appearance, convenience, and general welfare of Indian River
County in a manner consistent with the Comprehensive Plan. This chapter is intended to:
(1) Protect the environment by affording opportunities and incentives for preservation of environmentally
sensitive and important areas;
(2) Allow a diversity of uses, structures, facilities, housing types, and open space, buffers, and conservation
areas in a manner compatible with existing, permitted, and planned uses on adjacent properties;
(3) Allow for the residential development of agriculturally designated areas, with a more compact design
which clusters units and preserves open space;
(4) Encourage and allow for greater innovative design(s) that promote more efficient and environmentally
sensitive use of the land than generally achievable through conventional zoning and development
regulations;
(5) Ensure that development will be compatible with existing, permitted, and planned uses on adjacent
properties by having projects according to limitations and mixtures of use, design, density, open space,
conservation areas, and other elements stipulated in an approved development plan;
(6) Encourage and allow a more efficient use of public services and facilities through designs not generally
achievable through conventional zoning and development regulations;
(7) Encourage the preservation and conservation of environmentally sensitive lands by allowing the
transfer of density from environmentally sensitive lands to uplands areas; and
(8) Encourage the provision of affordable housing by allowing a density bonus for projects containing
affordable housing.
(Ord. No. 2012-021, § 1, 7-10-12)
Indian River County, Florida, Code of Ordinances
(Supp. No. 151)
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Section 915.04. Applicability.
(1) The P.D. process is an optional process that may be used, and shall be applied, under two (2) different
schemes:
(A) As part of an application to rezone a property to a planned development zoning district, the P.D.
process shall apply and all subsequent development of the property shall comply with all applicable
P.D. procedures and standards; or
(B) As a special exception approval and development process applied to property zoned other than
planned development.
(2) The planned development zoning district may be applied for and used for properties having any number of
comprehensive plan land use designations, subject to the planned development district regulations found in
Chapter 911. The special exception approval development process may be applied for and used for
properties having any comprehensive plan land use designation and lying within any zoning district(s) except
for the RMH-6 and RMH-8 districts. No mobile homes shall be allowed in the project area, except as may be
allowed as a temporary use (pursuant to Chapter 972).
(3) Projects developed under the county's planned residential development (P.R.D.) regulations may continue
under those regulations. Said projects may develop and continue to develop under the P.R.D. regulations in
effect prior to September 11, 1990 and found in the section formerly known as "25.4 of Appendix A -
Zoning." The regulations of the former section 25.4 are hereby adopted by reference and may only be used
and applied to project applications filed with the planning division under the P.R.D. regulations prior to
September 11, 1990.
(a) Projects previously approved under the P.R.D. regulations may be "converted" to a planned
development (P.D.) project upon receipt of a written request by a P.R.D. project owner to the
community development director. The letter shall state the reason(s) for the desired conversion.
Within twenty (20) working days of receipt of the letter of request, the community development
director shall send a response letter to the developer, detailing all information and plan revisions
needed to bring the project plans and file information into conformance with P.D. application
standards. Upon receipt of adequate responses to his response letter, the community development
director shall present the request to the board of county commissioners. The board of county
commissioners may approve, approve with conditions or deny the conversion request. Upon
conversion to a P.D. project, all subsequent plan revisions and modifications shall comply with all
applicable standards and requirements of this chapter.
1. Notwithstanding these provisions for conversions of a P.R.D. project to a P.D. project, any P.R.D.
project owner may apply for P.D. project approval as a new application under sections 915.22
through 915.27 of this chapter.
(Ord. No. 2012-021, § 1, 7-10-12)
Section 915.05. Coordination with other regulations.
All projects shall comply with the adopted comprehensive plan and the regulations specified in this chapter.
(1) All other land development regulations shall apply; however, in the event of conflict between this
section and other zoning
and subdivision regulations in the county, the provisions of this section shall prevail to the extent of
such conflict.
(Supp. No. 151)
Page 3 of 29
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(2) In the event of conflict between this section and the building and safety codes of the county, the
provisions of the building and safety codes shall prevail to the extent of such conflict.
(3) Pursuant to section 915.15, waivers to various land development regulations may be approved by the
board of county commissioners. In addition, the board may impose on planned development project
approvals such other conditions or restrictions which the board feels necessary, notwithstanding that
such restrictions or conditions may not be expressly provided for in the county's land development
regulations.
(4) Construction of structures, including homes, may commence prior to the issuance of a certificate of
completion for the planned development, or applicable planned development phase, once all items
identified in Sections 972.08(i)(1)a. through 972.08(i)(1)c. have been installed, inspected, and approved
for temporary use by appropriate county staff.
(Ord. No. 2012-021, § 1, 7-10-12; Ord. No. 2018-021, § 3, 9-18-18)
Section 915.06. Uses allowed.
(1) Projects within P.D. zoning districts shall comply with the uses allowed in the underlying comprehensive plan
land use designation(s) and as allowed in sections 915.11-915.15 of this chapter.
(2) Planned development projects within any zoning district(s) other than a planned development zoning district
shall comply with the uses allowed in the underlying comprehensive land use plan designations) and the
underlying zoning district(s) regulations with the following modifications.
(A) In the agricultural and single-family residential districts, dwellings may be attached as provided for in
section 915.13.
1. Special restrictions apply to residential development within agriculturally designated areas. These
restrictions are found in section 915.13.
(B) In the agricultural and residential districts, certain restricted commercial uses may be allowed as
provided for in section 915.12.
(C) In the residential districts, certain restricted agricultural uses may be allowed as provided for in section
915.14.
(Ord. No. 2012-021, § 1, 7-10-12)
Section 915.07. Planned development project area.
The planned development area is the area covered by an approved planned development conceptual plan.
(1) The project area may be reduced, reconfigured, or expanded by approval of a new or modified planned
development conceptual plan. Said new or modified planned development conceptual plan shall be
approved pursuant to the provisions of this chapter.
(2) A planned development project area may be reduced or otherwise modified by division of the original
project area into other separate project areas by approval of a new or modified planned development
conceptual plan. Said new or modified planned development conceptual plan shall be approved
pursuant to the provisions of this chapter.
(Ord. No. 2012-021, § 1, 7-10-12)
(Supp. No. 151)
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Section 915.08. Density allowed.
(1) The gross residential density of a P.D. project shall not exceed the maximum density permitted in the
underlying zoning district or, in cases where the P.D. zoning overlay district is used, the maximum density
allowed in the applicable underlying comprehensive plan land use designation(s). In addition to these
densities, additional units may be allowed as provided for in this chapter for transfer of density from
environmentally sensitive lands, TND density bonus, and affordable housing bonus density provisions;
however, except for TND projects, no density transfer or density bonus may be applied to any residential
development of a site or portion of a site designated as agricultural on the comprehensive land use map.
(2) Transfer of density from environmentally sensitive lands to uplands portions of P.D. project areas is allowed
via an approved P.D. conceptual plan, in compliance with the comprehensive plan and the provisions of
Chapter 928.
(A) The maximum density permitted on the upland project area receiving the density transfer shall not
increase by more than:
1. Twenty (20) percent of the maximum density allowed by the receiving site's underlying
comprehensive plan land use designation(s) where the receiving site is not adjacent to the area
from which density is transferred;
2. Fifty (50) percent of the maximum density allowed by the receiving site's underlying
comprehensive plan land use designation where the receiving site is adjacent to the area from
which density is transferred.
(B) In project areas where density transfers are used, no construction of dwelling units may commence
until deed restrictions and/or easements have been approved and recorded which ensure protection
and preservation of the area from which the density has been transferred. Said restrictions and/or
easements shall effectively restrict development within the environmentally sensitive area(s) pursuant
to provisions of Chapter 928, and shall be in a form approved by the county attorney's office for legal
form and sufficiency. The substance of such easements and restrictions shall substantially conform to
the conservation easement language set forth in the Florida Statutes.
(3) A density bonus for providing affordable housing may be granted upon approval of a planned development
that meets the criteria specified herein. The amount of the density bonus allowed shall be as specified in
Chapter 911, Zoning, for the planned development district.
(4) Maximum dwelling unit computation. Except for TND and mixed use projects, the maximum number of
dwelling units allowable within a planned development project shall be computed as follows:
(A) Gross area of the planned development project in acres-
..... acres
(B) Minus areas designated on the planned development conceptual plan for non-residential uses(s), not
including accessory commercial as provided in section 915.12-
..... acres
(C) Minus the total area of environmentally sensitive lands within the project area from which density is to
be transferred-
..... acres
(D) Equals the effective base residential area=
acres
(E) Sum the total maximum number of dwelling units allowed within the effective base residential area as
follows:
(Supp. No. 151)
Page 5 of 29
10
(1) Define the area of all zoning districts within the effective base residential area.
(2) Multiply the area of each zoning district by the maximum density allowed within that district.
(3) Add together each maximum dwelling unit result for each zoning district=
..... dwelling ..... units
(F) Plus the maximum number of dwelling units transferrable from environmentally sensitive areas*+
..... dwelling ..... units
(G) Plus the maximum number of dwelling units credited for affordable housing provisions*+
..... dwelling ..... units
(H) Equals the maximum number of residential dwelling units allowed= ..... dwelling ..... units
*Note: No density transfer and no density bonus can be applied to any residential development of a
site or portion of a site designated as agriculture on the comprehensive land use map.
(5) Where a planned development project area has more than one (1) underlying zoning district, or in cases
where the planned development zoning overlay district is used and there is more than one (1) underlying
comprehensive plan land use designation, density may be distributed throughout a project area as approved
in the planned development conceptual plan. Density shall be distributed and integrated into the overall
project design in a manner compatible with existing, permitted and planned adjacent properties. However, in
no case shall environmentally sensitive areas be developed at any density greater than allowed under the
appropriate comprehensive plan land use designation.
(Ord. No. 2012-021, § 1, 7-10-12)
Section 915.09. Unified control.
The planned development project area shall at all times be under the ownership or control of an individual, a
legal entity, a legally established association or organization (which may include related sub -associations and
entities), or a group of associations or organizations bound by reciprocal rights or obligations that ensure
compliance with the approved planned development plan. The legal entity or entities shall be responsible for the
ownership and maintenance of all required improvements and common facilities, infrastructure, amenities,
elements, and areas.
(1) No final planned development plan shall be approved unless the applicant has documented, to the
satisfaction of the county attorney's office, that unified control as described in this section is ensured.
(2) All legal entities established to have unified control of the project shall be legally established in a
manner that ensures that the entity (or entities) has adequate powers and ability to maintain all
required improvements and common facilities, infrastructure, amenities, elements and areas. Al
documents legally establishing said association(s) shall be reviewed and approved by the county
attorney's office prior to any approval of a final planned development plan.
(Ord. No. 2012-021, § 1, 7-10-12)
Section 915.10. Phasing.
Planned development projects may be phased. Phasing shall be shown on all P.D. conceptual plans and may
be (P.D.) modified as allowed in section 915.28, "Modifications to Planned Development Plans."
(Supp. No. 151)
Page 6 of 29
11
(1) Phasing shall be arranged and designed in such a manner that at any point in a project's development
the initial phase or any successive groups of phases shall be able to "stand alone", meeting all
applicable standards set forth and referenced in this chapter, including density.
(2) The initial phase and any successive phases shall be able to "stand alone" and function adequately in
regards to required improvements, infrastructure, facilities, and all project conditions so as to be
independent from any future phase or phases and improvements or areas contained therein.
(Ord. No. 2012-021, § 1, 7-10-12)
Section 915.11. Industrial use standards.
(1) Location. Industrial uses may be established within a P.D. project area, in a manner consistent with the
applicable compatibility standards of sections 915.11(3) and 915.16, where the underlying comprehensive
plan land use designation allows such uses.
(2) Uses allowed.
(A) All uses allowed in the IL, Light Industrial and IG, General Industrial districts may be allowed where
industrial uses are allowed to be located in accordance with subsection 915.11(1).
1. All uses having specific land use criteria for the IL and IG districts as found in Chapter 971, Specific
Land Use Criteria, shall comply with the applicable criteria and standards of Chapter 971.
(3) Compatibility.
(A) Compatibility between uses within the P.D. project area shall be addressed by individual project design
through the use of location, buffering, transition, integration of uses, or other means, as approved by
the county.
(B) Compatibility with properties adjacent to the P.D. project area shall be ensured by compliance with the
applicable standards of section 915.16.
(4) Site development standards. The applicable site development standards of Chapter 913, Subdivisions and
Plats, and Chapter 914, Site Plan, shall apply.
(Ord. No. 2012-021, § 1, 7-10-12)
Section 915.12. Commercial use standards.
(1) Location. Commercial uses may be established within a P.D. project area in a manner consistent with the
applicable compatibility standards of subsections 915.12(2)(b), 915.12(3), and 915.16, where:
(A) The underlying comprehensive plan land use designation or existing or proposed zoning district (other
than P.D.) allows such uses, or where;
(B) Accessory commercial uses are allowed as provided for in this subsection 915.12(2)(b), of this
ordinance.
(2) Uses allowed. The following uses may be allowed as specified herein.
(A) All uses allowed within the CN, Neighborhood Commercial, CL, Limited Commercial, and CG, General
Commercial districts may be allowed where commercial uses can be located in accordance with
subsection 915.12(1)(a). All uses having specific land use criteria for the CN, CL, or CG districts as found
in Chapter 971 shall comply with the applicable Chapter 971 criteria standards.
(Supp. No. 151)
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(B) Accessory commercial uses may be allowed within any P.D. project area where accessory to residential
development. Except for TND and mixed use projects, the following restrictions and provisions shall
apply to P.D. accessory commercial uses.
1. Only uses allowed in the CN, Neighborhood Commercial, district are allowed within a residential
development area of a P.D. project.
2. All P.D. accessory commercial areas shall contain a minimum of thirty (30) percent open space.
3. The total land area of any P.D. accessory commercial area shall not exceed three (3) percent of
the total P.D. project residential development area.
4. P.D. accessory commercial buildings, displays, and signs shall be either located a minimum of two
hundred (200) feet from any perimeter property boundary, or located and designed such that
they shall not be visible from any public road right-of-way or residentially designated area
adjacent to the P.D. project area. No P.D. accessory commercial area may be located within one
hundred (100) feet of an adjacent property (outside of the project) having a residential land use
designation.
5. No P.D. accessory commercial use shall be allowed within a project which is to contain less than
one hundred (100) residential dwelling units.
6. Buildings containing P.D. accessory commercial uses are restricted in size by the number of
dwelling units proposed within the residential portion of a P.D. project. Buildings may be
approved up to a maximum size of twenty (20) square feet of gross floor area per dwelling unit
within the residential development area of the project. For example, a four hundred -unit project
would be allowed four hundred (400) by twenty (20) or eight thousand (8,000) square feet of
commercial floor area.
7. The amount of P.D. accessory commercial building area receiving a certificate of occupancy (C.O.)
is limited by the number of dwelling units having a C.O. At no time shall a C.O. be issued for a
building or building portion containing a P.D. accessory commercial use unless the total number
of C.O.'d residential dwelling units within the P.D. project multiplied by twenty (20) square feet
equals or exceeds the total gross floor area of the entire accessory commercial building(s) already
C.O.'d and requested to be C.O.'d. For example, if at a point in time, a project has one hundred
(100) C.O.'d dwelling units, then one hundred (100) by twenty (20) (sq. ft.) or two thousand
(2,000) square feet of total accessory commercial building area may C.O.'d at that point in time.
8. All other regulations and standards for commercial development including but not limited to
parking, loading, landscaping, and lighting shall apply. Reductions in the normal parking
requirements found in Chapter 954 based upon pedestrian access and proximity to customers
served may be approved by the board of county commissioners after receiving a
recommendation from the technical review committee. The technical review committee
recommendation shall be based upon a review of a parking study submitted by the applicant
providing information and analysis required by the county traffic engineer.
(C) Commercial uses allowed in the A-1 district may be permitted in agriculturally designated areas. All
commercial uses having specific land use criteria for the A-1 district as found in Chapter 971 shall
comply with the applicable Chapter 971 criteria and standards.
(3) Compatibility.
(A) Compatibility between uses within the P.D. project areas shall be addressed by individual project
design, through the use of location, buffering, transition, integration of uses, or other means, as
approved by the county.
(Supp. No. 151)
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(B) Compatibility with properties adjacent to the P.D. project area shall be ensured by compliance with the
applicable standards of section 915.16.
(4) Site development standards. The applicable site development standards of Chapter 913 and Chapter 914
shall apply.
(Ord. No. 2012-021, § 1, 7-10-12)
Section 915.13. Residential use standards.
(1) Location and restrictions. Residential uses may be established within a P.D. project area, in a manner
consistent with the applicable compatibility standards of this section (915.13) and section 915.16, where the
underlying comprehensive plan land use designation allows such uses and where such uses are approved as
accessory to an allowable use.
(A) PDs on Agriculturally Designated Land. Residential development may be allowed in areas designated as
agricultural (AG) on the comprehensive plan land use map, subject to the following restrictions.
1. Except for TND projects that include AG designated land, the density of the project shall not
exceed the maximum density of the underlying AG land use designation; no density transfers
from off-site lands and no density bonuses shall be permitted within PD projects in AG
designated lands, except for TND projects.
2. For non -TND projects, at least eighty (80) percent of the project's overall area shall be open
space.
3. For TND projects, at least sixty (60) percent open space shall be provided for AG designated land
within the TND project area.
4. Except for TND projects, lots created through the PD process shall not be less than one (1) acre in
size, with the remainder of the area designated as open space.
5. Such open space areas shall be provided in contiguous areas established through an open space,
recreation, conservation and/or agricultural preservation easement(s) or similar instrument
acceptable to the county attorney. Open space areas shall be placed under the control of an
appropriate entity and maintained in perpetuity. Through deed restrictions or a similar
instrument acceptable to the county attorney, infill development of open space areas that
increases overall project residential density shall be prohibited. The deed restrictions or similar
instrument shall be structured to give the county the right to enforce the prohibition of
residential density increase.
6. Applicants shall identify Best Management Practices (BMPs) for stormwater management
systems and uses/facilities within the project for which generally recognized BMPs have been
established (e.g. agricultural uses, golf courses). BMPs shall address construction, maintenance,
and operation. Applicants shall also identify the agency or organization that will certify the
project design and operations as meeting BMPs, and shall identify the certification process.
Project construction, maintenance, and operations shall comply with the BMPs identified in the
approved plan, and the county may attach PD approval conditions that ensure compliance with
BMPs. Required project BMPs may be updated and modified by modifying the approved PD plan
in accordance with regulations that govern PD modifications.
7. All recreational amenities within the project shall be depicted on the PD plan and identified as
required improvements. Recreational uses, such as vehicle or watercraft racing, that could
constitute a nuisance to adjacent properties, shall not be permitted.
(Supp. No. 151)
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(2) Uses allowed. All residential uses allowed within chapter 911, Zoning, except mobile homes, may be allowed
where residential uses are to be located in accordance with subsection 915.13(1). In addition, the following
residential uses are allowed as specified:
(A) Watchman's quarters and worker housing may be allowed as accessory uses to an industrial use or
facility, including agriculturally related industrial activities. The RM -8 zoning district criteria, including
the density allowed within the industrial use area, shall apply to such accessory residential uses. Total
industrial and accessory residential development is limited by the minimum project open space
requirements, as found in section 915.18 of this chapter.
(B) Residential uses may be allowed within all commercial use areas. The RM -8 zoning district criteria,
including the density allowed within the commercial use area, shall apply to residential development.
Where residential development occurs within a commercial use area, the minimum project open space
shall be thirty (30) percent. Total commercial and residential development is limited by the RM -8
maximum density, the minimum thirty (30) percent open space requirement (stated above), and the
applicable maximum building coverage requirement.
(3) Compatibility.
(A) Compatibility between uses within P.D. project areas shall be addressed by individual project design,
through the use of location, buffering, transition, integration of uses, or other means, as approved by
the county.
(B) Compatibility with properties adjacent to the P.D. project area shall be ensured by compliance with the
applicable standards of section 915.16.
(4) Site development standards. The applicable site development standards of Chapter 913 and Chapter 914
shall apply.
(5) Design guidelines required. Applicants shall submit design guidelines for all new planned developments
containing residential units. The purpose of the guidelines is to avoid visual monotony and a bland, "cookie -
cutter" appearance of the developed project. Guidelines shall be project -specific and shall require approval
by the Planning and Zoning Commission (PZC) prior to vertical construction of residential units. The
community development director or his designee is authorized to approve changes to project -specific design
guidelines approved by the PZC. Each of the following design guideline items shall be considered by the
applicant, and at least two (2) shall be proposed by the applicant, for incorporation into project guidelines:
a. Garage placement and scale;
b. Residence (building) placement;
C. Variation and frequency of model types;
d. Building materials (fagade and roof);
e. Building massing and architectural details that provide building articulation;
f. Roof design, pitch, material, and type (e.g. gable, hip);
g. Window architectural treatment/variation;
h. Project appearance from adjacent public streets and properties, including landscaping and buffers;
i. Internal streetscape;
j. Alternative design element that reduces visual monotony.
Project design guidelines shall provide for design review, approval, and enforcement mechanisms.
(Ord. No. 2012-021, § 1, 7-10-12)
(Supp. No. 151)
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Section 915.14. Agricultural use standards.
(1) Location. Agricultural uses may be established within a P.D. project area where:
(A) The underlying comprehensive plan land use designation allows such uses; or where
(B) The agricultural uses allowed in the RS -1 zoning district in Chapter 911 are established in a residential
development area in a manner consistent with the applicable compatibility standards of sections
915.14(3) and 915.16, and any criteria and standards of Chapter 971, Specific Land Use Criteria,
applicable to the use.
(2) Uses allowed.
(A) All agricultural uses permitted within the A-1, Agricultural zoning district may be located in accordance
with subsection 915.14(1)(A).
(B) Within a residential development area, all agricultural uses allowed within the RS -1 zoning district of
Chapter 911 may be allowed within residential use areas.
1. All uses having specific land use criteria for residential districts as found in Chapter 971 shall
comply with the applicable Chapter 971 criteria and standards.
(3) Compatibility.
(A) Compatibility between uses within the P.D. project areas shall be addressed by individual project
design, through the use of location, buffering, transition, integration of uses, or other means, as
approved by the county.
(B) Compatibility with properties adjacent to the P.D. project area shall be ensured by compliance with the
applicable standards of section 915.16.
(4) Site development standards. The applicable site development standards of Chapter 913, Subdivisions and
Plats, and Chapter 914, Site Plan, shall apply.
(Ord. No. 2012-021, § 1, 7-10-12)
Section 915.15. Planned development allowable waivers and development parameters.
Waivers from the various conventional standards and criteria found in the Chapter 911, Zoning, may be
granted by the board of county commissioners via the establishment of special project development parameters,
as provided for herein.
(1) Conceptual P.D. plans shall list, for all areas and phases within the P.D. project area, the proposed
waivers and development parameters for the following:
a. Minimum lot size (in square feet);
b. Minimum lot width (in feet);
C. Minimum lot frontage (in feet);
d. Minimum yard setbacks for buildings: front, rear, and side;
e. Minimum yard setbacks for accessory structures (such as pools, patios, and decks); front, rear,
and side;
f. Maximum lot coverage; building(s) and impervious surface area;
g. Minimum separation distances between buildings;
(Supp. No. 151)
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h. Minimum right-of-way widths (by road type);
Minimum open space per lot and by phase [Note: The minimum open space for the entire project
shall meet or exceed the requirements of section 915.18.]
Minimum preservation/conservation area per lot.
Note: more conceptual plan submittal requirements are listed -out in section 915.24.
(2) Notwithstanding other provisions in this chapter (915) and Chapter 971, specific land use criteria listed
in Chapter 971 may be waived (modified or not applied) where such criteria would merely apply to the
compatibility of uses within the P.D. project area if approved by the county. Where specific land use
criteria apply to the relationship of a use(s) within a P.D. project and properties adjacent to the project
area, the specific land use criteria shall apply pursuant to the provisions of chapter 971.
(3) The conventional standards and criteria found in Chapter 911, Zoning, not covered in subsection
915.15(1) shall apply unless otherwise specifically waived or modified by other provisions of this
chapter.
(Ord. No. 2012-021, § 1, 7-10-12)
Section 915.16. Compatibility standards.
Compatibility with areas adjacent to P.D. project areas shall be ensured by project compliance with the
following requirements.
(1) A twenty -five-foot setback from buildings, driveways, roadways, and parking areas to perimeter P.D.
project area property lines shall be established and shown on all plans for residential PD projects, with
the exception of TND and mixed use projects.
(A) The twenty -five-foot setback shall not be required along a P.D. project perimeter where there is
an existing or planned commercial or industrial use, mixed use, or TND project on the adjacent
property or where the P.D. project perimeter is adjacent to property having a commercial or
industrial land use plan designation. In such cases, normal setback, buffer, and landscape
standards shall apply.
In addition, the twenty -five-foot setback shall not be required along the boundaries of a P.D.
where those boundaries are contiguous to lands which are part of the same project. For these
purposes, contiguous lands shall be considered part of the same project if the contiguous lands
and the land comprising the PD/PRD are under unified control, as provided in section 915.09.
(B) Yard encroachments provided in section 911.15 that do not conflict with project buffer
requirements may be applied within residential P.D. projects.
(C) Where a P.D. residential project abuts another residential project that requires a perimeter
buffer, the required buffer areas may be allowed to "overlap" with a single buffer meeting both
requirements, if approved by the board of county commissioners.
(2) Buffers (A, B, or C) or transition areas (TA) shall be provided in accordance with the following
compatibility matrix. These buffer and transition area requirements do not supercede or replace buffer
and transition area requirements of other code sections, but may be credited toward meeting buffer
and transition area requirements of other code sections.
(Supp. No. 151)
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(3) Where a local or collector road right-of-way is located between the P.D. project use and an adjacent
use, the buffer requirements of subsection 915.16(2) may be reduced as follows:
"A" requirement reduced to "B"
(4) Where an arterial road right-of-way is located between the P.D. project use and an adjacent use, the
buffer requirements of subsection 915.16(2) may be reduced to "C" or normal Chapter 926 landscape
requirements, whichever requirements are greater.
(5) No portion of a P.D. project area shall be modified or sold -off in a manner that would conflict with the
compatibility requirements of this section (915.16).
(Ord. No. 2012-021, § 1, 7-10-12)
Section 915.17. Project integration into public systems.
The land use(s) and natural and built environment of P.D. projects shall be properly integrated into the public
systems that exist and are planned for the area of the county within which the project is located.
(1) Water and sewer service provisions shall comply with all county water and sewer regulations and
comprehensive plan policies. Fire hydrants and fire flow shall be provided as required in section 913.09
of the subdivision and plats ordinance, where such access is necessary for the proper future
development of the adjoining area(s).
(2) Electrical service shall be provided as required and provided for in section 913.09 of the subdivision
and plats ordinance.
(Supp. No. 151)
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Adjacent Property Comprehensive Plan Land Use
Designation
Proposed P.D. Project
C-1,
C-2
AG- R, L-1 L-2 M-1
M-2
REC P
Comm/Ind,
Use
C-3,
1, T
Along Project
REC
AG-
RC
Boundary:
2,
AG -
3,
BCID
Agricultural
None
None
None B B B B
B
None None
None
Residential
B
N
B B B/TA B/TA None
None
C
B
Commercial
B
B
B B B B B
B
B B
None
Industrial
B
B
C B A A B
B
B B
None
LEGEND:
A = Type A buffer as described in Chapter 926, Landscaping.
B = Type B buffer as described in Chapter 926, Landscaping.
C = Type C buffer as described in Chapter 926, Landscaping.
N = No buffer: Twenty -five-foot required setback per subsection 915.16(1).
TA = Transition area option available: Twenty -five-foot required setback plus
a
perimeter transition area having a depth of at least one hundred fifty (150)
developed
at the same density/intensity as adjacent development
(3) Where a local or collector road right-of-way is located between the P.D. project use and an adjacent
use, the buffer requirements of subsection 915.16(2) may be reduced as follows:
"A" requirement reduced to "B"
(4) Where an arterial road right-of-way is located between the P.D. project use and an adjacent use, the
buffer requirements of subsection 915.16(2) may be reduced to "C" or normal Chapter 926 landscape
requirements, whichever requirements are greater.
(5) No portion of a P.D. project area shall be modified or sold -off in a manner that would conflict with the
compatibility requirements of this section (915.16).
(Ord. No. 2012-021, § 1, 7-10-12)
Section 915.17. Project integration into public systems.
The land use(s) and natural and built environment of P.D. projects shall be properly integrated into the public
systems that exist and are planned for the area of the county within which the project is located.
(1) Water and sewer service provisions shall comply with all county water and sewer regulations and
comprehensive plan policies. Fire hydrants and fire flow shall be provided as required in section 913.09
of the subdivision and plats ordinance, where such access is necessary for the proper future
development of the adjoining area(s).
(2) Electrical service shall be provided as required and provided for in section 913.09 of the subdivision
and plats ordinance.
(Supp. No. 151)
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(3) Roads and provision for roads shall comply with and implement the county thoroughfare plan map and
subdivision collector map.
(A) Roads required for existing or future use of the public shall be dedicated to the public and shall
be built to applicable county standards.
(B) Relation to existing or planned streets.
1. Adjoining areas. The pattern of streets in P.D. projects shall provide for the continuation of
existing streets from adjoining areas, or for their proper projection where adjoining land is
not developed.
2. Adjacent areas. Where street extensions into adjacent undeveloped land are necessary to
ensure a coordinated street system, or to provide adequate access and circulation for
future development, provisions for such future streets shall be made.
3. Extensions to existing roadways. Extensions of existing public roads may be required to
provide adequate access and circulation, and/or to mitigate against the negative impacts of
development having lengthy dead -ended streets or closed street systems.
4. Abutting arterials. P.D. projects abutting arterials shall provide for marginal access as
required in Chapter 952.
5. The paved road requirements of Chapter 952 shall apply to P.D. projects.
6. Pedestrian systems shall be provided within P.D. projects to serve all land uses in a manner
consistent with the requirements and provisions of subsections 913.09(4) and 913.09(5),
and the county comprehensive bikeway and sidewalk plan. Pedestrian access from the P.D.
project to adjacent recreation areas or schools shall be provided.
7. The board of county commissioners, based upon a recommendation by the technical
review committee and the supervisor of elections, may require that the P.D. project
provide a facility or use of a facility for election polling.
8. All streets shall be either dedicated to the public or dedicated to and maintained by a
private property owner's association. If a street proposed for dedication to the county in a
new P.D. project will be a continuation of an existing dedicated and accepted street, the
entire street right-of-way for the proposed street shall be dedicated to the public and
platted with the P.D. project. Roads deemed necessary to provide access to adjacent
properties shall be dedicated to the public unless adequate legal provisions can be made to
guarantee access to and use of the street system by area property owners.
(Ord. No. 2012-021, § 1, 7-10-12)
Section 915.18. Open space standards.
(1) The minimum amount of open space required within a planned development project shall be as specified
within the underlying zoning district(s) (other than P.D.) for special exception uses, or, in cases where the
planned development zoning overlay district is used, as specified in the appropriate underlying
comprehensive plan land use designations as follows:
C-1N/A
C-250%
AG -1, AG -2, AG -380% ..... (60% for TND project area within AG -1, AG -2, AG -3)
R50%
(Supp. No. 151)
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L-140%
L-240%
M-140%
M-230%
RECN/A
PN/A
Comm/Ind15%*
NOTE: N/A = not applicable
These listed minimums shall not preclude the board of county commissioners from establishing higher minimum
open space standards within P.D. zoning districts.
*In areas where commercial or industrial uses are mixed, with residential uses, the minimum project area open
space shall be thirty (30) percent.
(2) Where a planned development project area has more than one (1) underlying zoning district or, in cases
where the planned development zoning overlay district is used and there is more than one (1) underlying
comprehensive plan land use designation, open space may be distributed throughout a project area as
approved in the conceptual planned development plan. Open space shall be distributed and integrated into
the overall project design in a manner compatible with existing, permitted, and planned future development
on adjacent properties.
(3) In calculating open space areas, the following shall qualify as open space, subject to the limitations provided
herein. All areas credited as meeting the minimum open space requirement shall be preserved and
maintained as designated on the approved plan. Legal restrictions and/or easements shall be established, in
a manner acceptable to the county attorney's office, to ensure the preservation and maintenance of the
open space areas. For TND and New Town projects, policy requirements that differ from the P.D. open space
regulations below shall govern to the extent of the difference.
(A) For residential development on a site or portion of a site designated as agriculture on the
comprehensive plan land use map, all creditable open space area(s) shall be either retained in its
natural state, used for agricultural uses, or used for recreation proposed. No more than thirty (30)
percent of the creditable open space shall be used for recreational purposes in the AG -1 areas, twenty-
five (25) percent for the AG -2 and AG -3 areas.
(B) Common green areas and private yard green areas; one hundred (100) percent of the common area
shall be creditable towards open space.
(C) Golf courses and similar major recreational areas/facilities. It is the intent of this section to encourage
the accessibility of all open space areas to individual dwelling units within planned residential
developments. The following standards shall be used in calculating creditable open space areas for
these areas/facilities:
1. If more than sixty (60) percent of the total residential dwelling units within the planned
development abut or are adjacent to and have direct visual access to the golf course (including
rough areas) or major recreational area/facility,one hundred (100) percent of the area contained
therein shall be creditable towards open space;
2. If between thirty (30) percent and sixty (60) percent of the total residential dwelling units within
the planned development are adjacent to and have direct visual access to the golf course
(including rough areas) or major recreational facility, seventy-five (75) percent of the area
contained therein shall be creditable towards open space; and
(Supp. No. 151)
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3. If less than thirty (30) percent of the total residential dwelling units within the planned
development are adjacent to and have direct visual access to the golf course (including rough
areas) or major recreational facility, fifty (50) percent of the area contained therein shall be
creditable towards open space.
(D) The total area of natural plus man-made water bodies (at mean high water or high design level,
whichever is appropriate) shall not be creditable for more than thirty (30) percent of the total required
open space for the development.
(E) Multi -use recreation center. One hundred (100) percent of the area occupied by a multiple -use
recreation building and its accessory or attendant outdoor recreation facilities, not already specifically
addressed in this section, may be creditable towards open space, provided that impervious areas shall
not be credited for more than thirty (30) percent of the total required open space for the development.
(F) Environmentally sensitive areas. One hundred (100) percent of environmentally sensitive lands from
which density has been transferred shall be creditable as open space, provided that environmentally
sensitive areas shall not be credited for more than thirty (30) percent of the total required open space
for the development.
(G) Impervious private exterior open areas. One hundred (100) percent of any privately maintained or
owned exterior open areas, composed of impervious surfaces, which are adjacent to and for the
exclusive use of the residents of an individual dwelling unit, partially enclosed by walls, hedges,
buildings or structures, including swimming pools, tennis courts, balconies, terraces, porches, decks,
patios and atriums may be creditable toward the open space requirement, provided the total area
credited therein does not exceed ten (10) percent of the total required open space of the
development. Creditable areas shall not include screen or glass enclosed areas.
(H) One hundred (100) percent of the area contained in a continuous pedestrian circulation system,
consisting of permanently maintained walks and trails may be creditable as open space.
(I) The following areas are specifically excluded from calculation as open space areas:
1. Public and private street rights-of-way, (exception: continuous pedestrian systems contained
within private rights-of-way may be credited as open space];
2. Parking areas; and
3. Nonresidential and non -recreational buildings and structures.
(Ord. No. 2012-021, § 1, 7-10-12)
Section 915.19. Recreation standards.
To accommodate the needs of future project residents, P.D. projects containing more than sixty (60) dwelling
units shall provide recreational areas and facilities that meet the county's urban district park standard of five (5)
acres per one thousand (1,000) population, adopted in the comprehensive plan.
(1) Minimum recreational area facilities required. Based upon a standard of five (5) acres of recreational
area per one thousand (1,000) residents, and an average household size of 2.4 persons per household,
all P.D. projects containing more than sixty (60) dwelling units shall provide a minimum of 522.72
square feet of recreational area per dwelling unit.
(2) Both passive and active recreational areas/facilities shall be creditable towards meeting the minimum
recreational area/facilities requirements. Credit may only be given for areas that are accessible to and
useable by all project residents. All areas credited as meeting the minimum recreation space
requirement shall be preserved and maintained as recreation space. Legal restrictions and/or
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easements shall be established in a manner acceptable to the county attorney's office, to ensure the
useability and maintenance of the recreational areas/facilities.
(A) Active recreational areas/facilities shall include, but shall not be limited to, playgrounds, athletic
fields, golf courses, various types of courts, swimming pools, exercise trails, and multi -use
recreational buildings.
(B) Passive recreational areas/facilities shall include, but shall not be limited to, picnic areas,
beaches, boardwalks and dune crossovers, benches, and gazebos.
(Ord. No. 2012-021, § 1, 7-10-12)
Section 915.20. Mixed use standards.
Mixed use P.D.s may be located within residentially designated areas, subject to the criteria below.
Approval Process
(1) Mixed use P.D.s shall be approved through the P.D. rezoning process.
Development Parameters
(2) The maximum project area for a mixed use P.D. in a residentially designated area shall be forty (40)
acres unless the property is located within the SR 60/IRSC (Indian River State College) preferred
location area. The SR 60/IRSC preferred location area is an area adjacent to the SR 60/58thAvenue
Commercial/Industrial Node, the SR 60/66th Avenue intersection, and the Indian River State College
campus. In the SR 60/IRSC preferred location area, the maximum mixed use PD project area shall be
eighty (80) acres. Mixed use projects not located in the SR 60/IRSC preferred location area exceeding
forty (40) acres shall be designed as Traditional Neighborhood Design (TND) developments and shall
comply with the requirements of section 915.21.
(3) Mixed use P.D.s shall be limited to areas designated L-1, L-2, M-1, and M-2 and shall be located along
SR 60, US 1, Indian River Blvd., 58th Avenue, CR 510 (west of the Indian River Lagoon), CR 512, or Oslo
Road. Additionally, mixed use P.D.s in M-1 and M-2 designated areas may be located on sites that are
adjacent to C/I nodes.
Mix of Uses
(4) To ensure that mixed use P.D.s contain an appropriate mix of residential and commercial uses,
commercial uses shall be allowed to constitute no more than twenty-five (25) percent (up to fifty (50)
percent in the SR 60/IRSC preferred location area, not to exceed a total of thirty (30) acres of
commercial area) of a project's land area, except as modified below in subsection (5), where uses are
vertically mixed.
(5) The vertical mixing of uses is allowed and strongly encouraged. Where residential and/or office uses
are designed and located above commercial uses, the amount of commercial area may constitute up to
thirty (30) percent (up to sixty (60) percent in the SR 60/IRSC preferred location area, not to exceed a
total of thirty (30) acres of commercial area) of the project's land area.
(6) For purposes of these mixed use regulations, commercial area shall include buildings, parking areas,
and adjacent improvements that serve commercial uses. Open space areas and common
areas/improvements that are shared with residential uses, however, shall not be treated as
commercial area.
(7) Commercial uses allowed in mixed-use P.D.s shall be limited to lodging, institutional, office, retail
(excluding gas stations but including fuel sales), personal services, restaurant uses, and
live/work/commercial flex space.
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(8) Drive -up windows are permitted for banks and pharmacies or similar retail uses. Drive -up windows
shall be designed to not impede pedestrian access to any buildings. Drive-thru and drive -up facilities
for restaurants are allowed in mixed use P.D.s, subject to the following criteria:
a. Drive-through facilities shall be designed to not "wrap around" more than two (2) sides of the
restaurant building and to not adversely impact safe and convenient pedestrian access from
adjacent residential areas, public sidewalks, and parking areas that serve the restaurant.
b. Project designs shall provide conspicuous and well articulated pedestrian routes clearly signed
and marked by decorative paving, textured or colored paving, or similar means.
C. Drive-through facilities shall not be located adjacent to an off-site property with an existing
residential use, a residential zoning, or a residential land use designation.
d. Drive-through facilities shall be visually screened from adjacent public roads and major access
driveways.
e. Order boards for the drive-through facilities shall be located to minimize noise impacts on
adjacent residential uses within the mixed use PD and outside the PD.
f. Outdoor lighting shall be designed to minimize impacts on adjacent residential uses within the
mixed use PD and outside the PD.
(9) Within mixed use P.D.s, the Floor Area Ratio (FAR) for commercial uses shall be applied to the
commercial area. For the commercial area, the maximum FAR shall be 0.35.
(10) Within mixed use P.D.s, the maximum number of allowable residential units shall be derived by
applying the applicable comprehensive plan land use designation maximum density to the entire area
of the project and, in addition, may include any applicable density bonuses provided in other sections
of the land development regulations.
(11) Within mixed use P.D.s, commercial areas may be situated internal to the project or may be located
along a project's boundary, where such boundary abuts C/1 -designated property or a road designated
in the comprehensive plan as a collector or arterial roadway. Where commercial uses are situated
adjacent to residential uses located outside the project, buffering and compatibility improvements
shall be provided in accordance with subsection 915.16(2). In addition, the design of nonresidential
buildings adjacent to residential uses located outside the project shall comply with the requirements of
paragraph (16) below.
(12) On -street parking along internal streets shall be allowed within mixed use projects.
(13) All mixed use P.D.s shall be designed to include at least one (1) transit stop within the project.
Building Design and Setbacks
(14) Within mixed use P.D.s, common architectural themes, common hardscape and signage themes, and
multiple pedestrian connections shall be provided to integrate nonresidential uses with residential
uses. Common architectural themes shall apply to both commercial and residential areas of the
project.
(15) Within mixed use P.D.s, no individual commercial building shall exceed twenty-five thousand (25,000)
square feet (up to sixty thousand (60,000) sq. ft. in the SR 60/IRSC preferred location area) in
commercial floor area. Lodging uses are exempt from these limitations.
(16) Where a nonresidential building in a mixed use P.D. is situated adjacent to residential buildings located
outside the project, the nonresidential buildings shall be designed to be compatible with nearby
residential buildings. The scale of such nonresidential buildings may be minimized by articulating the
building's mass, using sloped roofs instead flat roofs, and/or by planting canopy trees around the
Created: 2025-06-25 14:39:51 [EST]
(Supp. No. 151)
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building's perimeter. Perimeter buffers may be waived where residential uses within a mixed use P.D.
are situated adjacent to similar residential uses located outside the project.
Street Network
(17) Each mixed use P.D. shall offer alternative routes and connections between destinations within the
project, and to appropriate uses on adjacent sites, by designing and constructing a street network that
consists of a grid or modified grid pattern and stub -outs or connections to adjacent sites.
(18) The project shall contain a network of interconnected streets, sidewalks, and pathways. Streets shall be
designed to balance pedestrian and automobile needs, to discourage high automobile speeds, to
effectively and efficiently accommodate transit systems, and to distribute and diffuse traffic rather
than concentrate it. Sidewalks shall be provided on both sides of project streets.
(19) Street trees shall be provided so as to shade sidewalk areas and buffer sidewalk areas from automobile
traffic.
(20) For a mixed use project located in the SR 60/IRSC preferred location area, the project shall provide the
following:
a. SR60 access to the IRSC campus in coordination with Indian River State College and County Public
Works.
b. Access from the IRSC campus to 66th Avenue at 18th Street, including a bridge over the Lateral A
Canal, and including 66th Avenue/18th Street signalization, in coordination with Indian River State
College and County Public Works.
Timing of Construction
(21) In each mixed use P.D., not located in the SR 60/IRSC preferred location area, no more than three (3)
acres or fifty (50) percent of the total commercial area allowed, whichever is greater, shall be
constructed until at least twenty-five (25) percent of the proposed residential development (units or
lots) has been constructed, and no certificate of occupancy shall be issued for commercial area
exceeding three (3) acres or fifty (50) percent of the total commercial area allowed, whichever is
greater, unless at least twenty-five (25) percent of the total residential development has received
certificates of occupancy or certificate of completion.
(22) For a mixed use PD project located in the SR 60/IRSC preferred location area, no more than fifteen (15)
acres not to exceed fifty (50) percent of the total commercial area allowed shall be constructed until:
a. The infrastructure items in subsection (20) above have been constructed or designed and
committed to via an enforceable developer's agreement, and
b. A conceptual or final development plan for the residential development has been approved, and
C. The infrastructure that serves the residential portion of the project has been constructed or
designed and committed to via an enforceable developer's agreement.
(Ord. No. 2012-021, § 1, 7-10-12; Ord. No. 2013-006, § 1, 7-2-13; Ord. No. 2013-021, § 1, 12-10-13; Ord. No. 2017-
008, § 1, 7-11-17)
Section 915.21. Traditional neighborhood design standards.
Traditional neighborhood design (TND) developments over forty (40) acres shall be approved as planned
developments. To qualify as a TND development, projects must meet the following criteria:
Development Parameters
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(1) The minimum contiguous project site area shall be forty (40) acres.
(2) Land shall be under unified control, and it shall be planned and developed as a whole in a single
development or as an approved series of developments or neighborhoods. The project shall be
approved under the Planned Development (P.D.) rezoning process.
Street Network
(3) In order to disperse traffic by offering many alternative routes and connections between destinations
within the project and to appropriate uses on adjacent sites, the street network shall consist of a grid
or modified grid pattern and shall accommodate vehicular and pedestrian connections to adjacent
streets, sidewalks, and to appropriate uses on adjacent sites.
(4) No more than ten (10) percent of blocks shall have a block with a perimeter measuring one thousand
eight hundred (1,800) feet or more. Within commercial and mixed use areas, no block face dimension
shall exceed four hundred (400) feet. Blocks may be defined (divided) by streets or major pedestrian
paths.
(5) The project shall contain a network of interconnected streets, sidewalks, and pathways.
(6) Streets shall be designed to balance pedestrian and automobile needs, to discourage high automobile
speeds, to effectively and efficiently accommodate transit systems, and to distribute and diffuse traffic
rather than concentrate it.
(7) Street trees shall be provided so as to shade sidewalk areas and buffer sidewalk areas from automobile
traffic.
(8) Streets and adjacent buildings shall be sited and designed to encourage interactions between the
street and buildings through the use of amenities such as reduced building setbacks, "build -to" lines,
front porches, stoops, rear and side yard parking lot and garage locations, and other means.
(9) Projects shall decrease the prominence of front yard driveways, garages, and parking lots through one
(1) or more of the following: Mid -block alleys, garages located toward the rear of lots, rear and side
loaded garages, garages which are not the predominant architectural feature of the front elevation of
buildings, off-street parking at the rear of buildings, and restricted driveway connections to streets.
Mixing of Uses
(10) The project shall be designed as a compact or clustered development. Projects may include the
following mix of uses occurring together in close proximity:
• Single-family residential units;
• Accessory dwelling units;
• Multiple -family residential units;
• Commercial and work place uses;
• Civic and cultural uses;
• Open space.
(11) The following ratios shall apply to land uses within the project:
(a) Community open spaces open to the public, such as squares, plazas, or parks, shall comprise a
minimum of five (5) percent of the total project area.
(b) Civic uses, such as post offices, churches, community centers, pavilions, meeting halls, schools,
day care centers, and cultural facilities shall comprise a minimum of one (1) percent of the total
project area.
(Supp. No. 151)
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(c) Residential uses shall comprise a minimum of fifty (50) percent and a maximum of eighty (80)
percent of the total non -conservation and non-agricultural project area.
(d) Commercial and office uses located on residentially or agriculturally designated land shall not
exceed ten (10) percent of the total land area designated on the land use plan as residential and
agricultural.
(12) The vertical mixing of uses is allowed, and strongly encouraged, around designated town centers, main
streets, mixed-use centers, and central squares and greens.
Centers (Locus of Community Activity)
(13) Each project must have at least one (1) center consisting of a public square, town center, or mixed use
area. A project may have more than one (1) center. In addition, a center may be located on an adjacent
site (outside the TND project) if the TND project is integrated into the adjacent center and rights are
secured for access to the center by TND project residents. The TND project shall be designed so that a
center is within a one -quarter -mile walking distance from fifty (50) percent of the TND project's
residential units and within one -half -mile walking distance from seventy-five (75) percent of the TND
project's residential units.
(14) To accommodate increased pedestrian use, fifty (50) percent of sidewalks in public squares, town
centers, or mixed use areas shall have a minimum unobstructed width (clear and passable for
pedestrians) of at least seven (7) feet.
(15) On -street parking shall be allowed within public squares, town centers, or mixed use areas.
(16) Off-street parking lots within public squares, town centers, or mixed use areas shall be provided only at
the rear of buildings.
(17) The center shall accommodate space for at least one (1) transit stop and a civic building.
Edges (Perimeter of the Community)
(18) Project edges located outside the Urban Service Area shall be established and designed for
environmental, agricultural, recreational, or other open space uses.
Public Buildings
(19) Public buildings, such as schools, churches, post offices, and community centers, shall be provided in
prominent, accessible locations within the project. Such locations generally are at the termination of
streets, the perimeter of the neighborhood center, or the frontage along a designated main street of a
neighborhood or adjacent thoroughfare plan road.
Project Density
(20) TND projects located entirely within the urban service area shall receive a ten -percent density bonus
above and beyond the maximum density provided under the project site's land use designation. TND
projects may be approved as receiving sites for density transferred from agriculturally designated lands
subject to the conditions and limitations in Future Land Use Element Policy 6.8.
(21) For TND projects located east of 1-95, a portion of the project may be located partially outside but
adjacent to the Urban Service Area. A minimum of sixty (60) percent of the total project density shall
be derived from the portion of the project located within the Urban Service Area. Density shall be
calculated and allowed based upon:
• The land use designation underlying the portion of the project within the Urban Service Area; and
• One (1) unit/acre for project property located outside the Urban Service Area.
(Ord. No. 2012-021, § 1, 7-10-12)
Created: 2025-06-25 14:39:51 [EST]
(Supp. No. 151)
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Section 915.22. Review and approval process requirements.
The following review and approval process, in the order outlined, shall apply to all planned development
projects:
(1) Formal pre -application conference. A formal pre -application conference with county staff is required
prior to submission of a formal planned development zoning district or special exception approval
application. Procedural requirements are the same as those provided for required site plan and
subdivision formal pre -application conferences pursuant to Chapter 913 and Chapter 914. Planned
development formal pre -application conference submittal requirements are found in section 915.23 of
this chapter.
(2) Planned development conceptual plan. A complete planned development conceptual plan application
in accordance with the requirements of section 915.24 of this chapter shall be submitted by the
applicant, and reviewed and considered by all appropriate staff prior to consideration by the planning
and zoning commission and board of county commissioners. This requirement shall apply to both a
planned development special exception approval request and a planned development zoning district
rezoning request.
(A) Planned development special exception approval requests shall be reviewed and approved
pursuant to the special exception review and procedures regulations contained in Chapter 911,
Zoning. The planned development conceptual plan, which shall accompany the special exception
application, shall be reviewed by staff in the same manner as a site plan, pursuant to the
provisions of Chapter 914, Site Plan.
(B) Planned development zoning requests shall be reviewed and approved pursuant to the zoning
amendment review and procedures regulations contained in Chapter 911, Zoning. The planned
development conceptual plan, which shall accompany any planned development zoning district
rezoning application, shall be reviewed as part of the zoning request and shall set the parameters
for development within the P.D. district requested.
(C) Pursuant to section 915.15, waivers to various land development regulations may be approved
by the board of county commissioners. In addition, the board may impose on planned
development project approvals such other conditions or restrictions which the board feels
necessary, notwithstanding that such restrictions or conditions may not be expressly provided for
in the county's land development regulations.
(3) Preliminary planned development plan. A preliminary planned development plan application may be
submitted concurrently with a conceptual planned development plan or any time thereafter; however,
the preliminary planned development plan shall be subject to approval of the planned development
conceptual plan and all conditions attached thereto. The preliminary planned development plan shall
conform to the approved planned development conceptual plan. A land development permit may be
issued only for those areas of the planned development which have received preliminary planned
development plan approval.
(A) The preliminary planned development plan shall consist of a site plan and preliminary plat, and
shall be reviewed and approved pursuant to the requirements and procedures of Chapter 913
and Chapter 914 as a concurrent site plan/preliminary plat application.
(B) Preliminary planned development plans may represent all of a planned development project
area, or a phase or phases pursuant to the provisions of section 915.09 of this chapter.
(C) No preliminary planned development plan shall be deemed to be approved until such time as the
planned development project's conceptual plan is approved.
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(Supp. No. 151)
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(D) Submittal requirements for preliminary planned development plan applications are found in
section 915.25 of this chapter.
(4) Land development permit. No construction may occur on a planned development project site until a
land development permit has been issued. No land development permit application shall be submitted
prior to board approval of the project conceptual planned development plan and TRC review and
approval of the preliminary planned development plan covering the area for which the land
development permit is sought.
(A) The land development permit shall be reviewed and approved pursuant to the land development
permit requirements and procedures of Chapter 913, Subdivisions and Plats.
(B) The land development permit shall conform to the approved planned development conceptual
and preliminary plans and all conditions attached thereto.
(5) Building permit. No building permit(s) shall be issued prior to issuance of a land development permit
covering the area for which the building permit is sought.
(A) The building permit application shall be reviewed and approved pursuant to standard county
building permit review and approval procedures.
(B) The approved building permit shall conform to the approved planned development conceptual
and preliminary plans and all conditions attached thereto.
(6) Final planned development plan. No final planned development plan shall be approved prior to
issuance of a land development permit covering the area for which the final planned development plan
approval is sought.
(A) The final planned development plan shall consist of a final plat and a copy of the approved site
plan(s) covering the area being platted.
(B) The final planned development plan shall be reviewed and approved pursuant to the final plat
review and approval procedures contained in Chapter 913, Subdivisions and Platting.
(7) Certificate of occupancy. No certificate of occupancy shall be issued prior to approval of a final planned
development plan covering the area for which the certificate of occupancy is sought.
(A) The review, inspection, and approval procedures for a certificate of occupancy request shall be in
accordance with the applicable procedures contained in Chapter 913 and Chapter 914 and
standard county certificate of occupancy procedures.
(Ord. No. 2012-021, § 1, 7-10-12)
Section 915.23. Formal pre -application conference submittal requirements.
To initiate the scheduling of a formal pre -application conference by staff, the applicant shall submit a
completed formal pre -application conference information form (furnished by the planning division) along with ten
(10) plan sets which shall include the following graphic and written information:
(1) All proposed uses and general location and distribution of each use or mixture of uses and of
development intensities (approximate square feet of gross building area or density);
(2) Proposed overall density and any density transfer and affordable housing density bonus proposal(s);
(3) Proposed phasing;
(4) Proposed development parameters (as identified in section 915.15);
(Supp. No. 151)
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(5) Adjacent existing and allowable uses and proposed compatibility measures (as identified in section
915.16);
(6) Proposed open space and recreation areas and facilities;
(7) Integration into public systems (as identified in section 915.17) including:
(a) Utilities provisions (water, sewer, electric);
(b) Roadways including connections and improvements;
(c) Bikeways and sidewalks;
(d) Streetlighting;
(e) Recreation areas; and
(f) Other public systems used or improved;
(8) Proposed internal vehicular and pedestrian systems;
(9) Proposed method of stormwater management;
(10) Existing site conditions, including location and extent of areas covered by native vegetation, wetlands,
and environmentally significant (such as xeric scrub, coastal tropical hammock, pine flatwoods)
features. Also, the location and extent of existing drainage features and existing and proposed
waterbodies.
(Ord. No. 2012-021, § 1, 7-10-12)
Section 915.24. Planned development conceptual plan submittal requirements.
To initiate review of a conceptual planned development plan, the applicant shall submit to the planning
division the following:
(1) A completed conceptual planned development plan application form (furnished by the planning
division) along with the appropriate review fee;
(2) Two (2) copies of the property owner's (s') deed and one (1) letter of authorization from the property
owner(s) on behalf of the project applicant or agent if different from the owner(s).
(3) Seven (7) to scale twenty -four -inch by thirty -six-inch plan sets of the project at a scale not greater than
one (1) inch equals fifty (50) feet (a smaller scale may be used for all or part of the project depiction
when the project cannot fit on a twenty -four -inch by thirty -six-inch plan sheet, upon approval by the
community development director) which shall include the following graphic and written information:
(a) The location and area of all proposed uses and mixture of uses with the appropriate measure of
intensity for each use (density or square feet of gross floor area);
(b) A project phasing plan depicting all phase boundaries and a proposed timetable (by year) for
each phase which demonstrates compliance with section 915.10 and the phasing requirements
of Chapter 913 and Chapter 914. All plan sheets within each plan set shall depict phase
boundaries and designations;
(c) Tabulations showing the following for each phase, successive groupings of phases (a "running"
tabulation over phase time), and for the total project:
(Supp. No. 151)
Gross area;
Units and density, and dwelling unit computation as specified in subsection 915.08(4);
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3. Square feet of gross floor area by use, demonstrating compliance with the requirements of
sections 915.11 through 915.14;
4. Open space areas, demonstrating compliance with section 915.18 requirements;
5. Recreation areas and facilities, demonstrating compliance with section 915.19
requirements;
6. Preservation and conservation areas, demonstrating compliance with the requirements of
Chapter 928 and Chapter 929;
7. Area needed to accommodate necessary parking and traffic circulation;
8. Area needed to accommodate necessary stormwater management system(s);
(d) Description and typical elevation of proposed unit or building types and method of conveying
ownership;
(e) Location and designation of all common areas and facilities;
(f) All development parameters and waivers as discussed in section 915.15;
(g) Location of all existing and allowable uses and their existing or allowable intensity and proposed
compatibility measures meeting or exceeding the requirements of section 915.16, including
typical cross-sections, showing a section at least one hundred fifty (150) feet in length along each
project area border.
(h) Details of any proposal to transfer density or to use the affordable housing density bonus
provision.
(i) Vehicular and pedestrian systems, including typical travelway surface and right-of-way widths,
proposed connections to existing streets and the planned street network in the vicinity of the
project. Existing or proposed streets and driveways within three hundred (300) feet of the project
area.
(j) A traffic impact analysis if required by the Chapter 952, Traffic, regulations, in accordance with
the Chapter 952, Traffic, regulations;
(k) Existing site conditions:
1. Waterbodies;
2. Wetlands;
(Supp. No. 151)
3. Native vegetation coverage, by community;
4. Protected trees;
5. Topography and drainage features (including canals and ditches), soil types;
6. Archeological or historic features or areas where such features are probable to occur
within the project area;
7. Wells, free-flowing or valved;
8. Buildings, structures, or driveways and their disposition (to be removed, to remain, to be
altered);
9. Utilities services and facilities, including, but not limited to water, sewer, electric,
telephone, cable;
10. Easements;
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(1) General water, sewer, irrigation and fire suppression and protection system layout;
(m) Signed and sealed survey of the project site;
(n) Existing and proposed road right-of-way conditions;
(o) Description of the proposed or existing maintenance entity and program covering all common
areas, facilities and improvements. Designations for all improvements, facilities, and areas as
public or private;
(p) Vicinity map, showing the land area within three quarters (%) of a mile of the project area.
(q) Two (2) aerials at a scale not greater than one (1) inch equals one hundred (100) feet, each with
an overlay showing:
1. Project area boundary;
2. Proposed roadway and pedestrian system layout;
3. Proposed areas of development (impervious surfaces);
4. Proposed open space and preservation areas;
5. Proposed buffer areas; and
6. Proposed stormwater management tracts and easements;
(r) A concurrency certificate or evidence of application for a certificate;
(s) General stormwater management design, and a signed and sealed letter from a professional
engineer certifying that the conceptual stormwater management plan will be able to meet all
applicable stormwater management and flood protection criteria of Chapter 930, Stormwater
Management.
(t) Additional submittal requirements may be required by staff at the formal pre -application
conference based upon concerns and issues particular to the site, surrounding area, or proposed
use(s).
The community development director or his designee shall determine whether or not an application is
complete and can be routed for interdepartmental review. No incomplete application shall be routed
for review.
(Ord. No. 2012-021, § 1, 7-10-12)
Section 915.25. Preliminary planned development plan submittal requirements.
The preliminary planned development plan submittal requirements are the same as the major site plan
requirements contained in Chapter 913 and the preliminary plat requirements contained in Chapter 914.
(1) In addition to the above requirements, preliminary planned development plan applications shall
contain the following:
(A) One (1) updated conceptual plan sheet with each preliminary plan set;
(B) Tabulations showing for the subject phase along with all previously approved preliminary plan
phases showing the following:
1. Gross area;
2. Density;
(Supp. No. 151)
Page 26 of 29
Created: 2025-06-25 14:39:52 [EST]
31
3. Square feet of gross floor area;
4. Open space, demonstrating compliance with section 915.18;
5. Recreation area, demonstrating compliance with section 915.19;
6. Preservation/conservation areas in accordance with the approved conceptual plan;
(C) The project internal pedestrian system;
(D) Detailed depiction and cross-sections of all buffer and/or transition areas, demonstrating
compliance with the requirements of section 915.16;
(E) A concurrency certificate or evidence of application for a certificate.
The community development director or his designee shall determine whether or not an application is
complete and can be routed for interdepartmental review. No incomplete application shall be routed
for review.
(Ord. No. 2012-021, § 1, 7-10-12)
Section 915.26. Land development permit submittal requirements.
The land development permit submittal requirements shall be the same as the land development permit
requirements contained in Chapter 913, Subdivisions and Platting.
(Ord. No. 2012-021, § 1, 7-10-12)
Section 915.27. Final planned development plan submittal requirements.
The final planned development plan submittal requirements shall be the same as the final plat requirements
contained in Chapter 913.
(1) In addition to the above requirements, the final planned development plan shall contain the following:
(A) Seven (7) copies of the latest approved site plan(s) covering the area being platted;
(8) Seven (7) copies of the latest approved conceptual plan sheet.
The community development director or his designee shall determine whether or not an application is
complete and can be routed for interdepartmental review. No incomplete application shall be routed
for review.
(Ord. No. 2012-021, § 1, 7-10-12)
Section 915.28. Modifications to planned development plans.
Planned development plans may be modified as provided herein.
(1) Proposals to increase the overall project density, increase the intensity of use(s), reduce buffers or
other measures intended to ensure the compatibility with adjacent properties, reduce
preservation/conservation areas, obtain special exception waivers not previously granted, require a
change in the development parameters set up in a planned development zoning district, or to reduce,
expand or otherwise modify the project area, shall require approval of a revised planned development
conceptual plan and any other affected project plan(s).
(Supp. No. 151)
Page 27 of 29
Created: 2025-06-25 14:39:52 [EST]
32
(A) A revised planned development conceptual plan shall be reviewed and approved in the same
manner as the original planned development conceptual plan application, except as provided in
subsection (6) below.
(B) Revisions of other affected plan(s), if any.
(2) Phasing revisions shall require modifications to and the updating of the planned development
conceptual plan and all affected preliminary planned development plans. Such modifications shall be
reviewed and approved in the same manner as a minor site plan, pursuant to the provisions of Chapter
914.
(3) Preliminary planned development plans may be modified in the same manner as site plans and
preliminary plats pursuant to the provisions of Chapter 913 and Chapter 914. Modifications shall
generally conform to the approved planned development conceptual plan. A copy of an updated
planned development conceptual plan sheet(s) shall accompany each copy of the proposed planned
development plan modification.
(4) Land development permits may be modified pursuant to the requirements, review and procedures for
modifying land development permits contained in Chapter 913.
(5) Final planned development plats may be modified pursuant to the re -platting procedures contained in
Chapter 913 and standard County procedures for such reviews and approvals.
(6) Reductions in setbacks and other dimensional criteria for structures and lots not located on the project
perimeter may be approved by the planning and zoning commission at a public hearing subject to the
following criteria:
(A) The proposed setback(s) and/or other dimensional criteria shall not be reduced more than
twenty (20) percent from the originally approved setback(s) and/or dimensional criteria
standards; and
(B) The applicant shall submit documentation confirming that the proposed setback(s) and/or
dimensional criteria are supported by the project property owners association or, where
applicable, the project architectural review board.
(Ord. No. 2012-021, § 1, 7-10-12; Ord. No. 2015-004, § 4, 3-24-15)
Section 915.29. Planned development time limitations, expirations, and terminations.
(1) Conceptual planned development plan approvals shall not expire, but shall run with the land, unless an
expiration date or reverter condition is incorporated into the conceptual plan approval.
(2) Preliminary planned developments that have the predominate characteristics of a subdivision project, as
determined by the community development director or his designee, shall have the same application and
approval time limitations and ability to seek extensions as provided for in Chapter 913. Preliminary planned
developments that have the predominate characteristics of a site plan project, as determined by the
community development director or his designee, shall have the same application and approval time
limitations, and ability to seek extensions as provided for in Chapter 914.
(Ord. No. 2012-021, § 1, 7-10-12)
Section 915.30. Transfer of approval and assumption of obligations.
Planned development plan approvals may be transferred to a successor(s) in interest in the same manner as
provided for in Chapter 914 for site plan approval transfer. Said transfer and assumption of obligations shall ensure
(Supp. No. 151)
Page 28 of 29
Created: 2025-06-25 14:39:52 [EST]
33
compliance with al► applicable planned development approval conditions and perpetual maintenance of
designated open space, buffer, and recreation areas and the preservation of all designated conservation areas.
(Ord. No. 2012-021, § 1, 7-10-12)
(Supp. No. 151)
Page 29 of 29
Created: 2025-06-25 14:39:52 [EST]
34
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GANN'E'TT
AFFID'p►' I QF PHJLKAT1QjH
Kathy Clearest
Indian River County Planning
180127 Th Street
Wro Beach FL 32960
STATE OF WISCONSIN,COUNTY OF BROWN
Before the undersigned authority personalty appeered, who
on oath says that he or she is the Legal Advertising
Representative of the Indian River Press Journal/St Lucie
News Tribune/Stuart stews, newspapers published In'Indlan
114ver/5t'Lucie/Martin Counties, Florida; that the attached
copy of advertisement, being a Legal Ad 4n the matter of
Govt Bids & Proposals, was published on the publicly,
accessible websites of Indian River/St Lucie/Martin
Counties, Florida, or in'a newspaper by print in the issues
of, on:
SCN"StLucie-IndianRv-Stuart 10/08/2025
SCN tcpalm.com 10/08/2025
Affiant further says that the website or newspaper complies
with ail legal requirements for publication in chapter 50,
Florida Statutes.
Subscribed and s to before me, b .x a legal clerk, who
Is personally k " me, on 1
Leg9i Clmrk" w
Notary, G& of WI, county ofBTown
My commission expires
Publication Cost' $123.52
Tax Amount: $0.00
Payment Cost $123.52
Order No: 11731997 # of Copies:
Customer No: 1125971 0
PO #: LSAR0382622
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THIS' IS NOT AN INVOICE!
Please donor use rhes form forMmenrrerminance.
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2
Ap " 1
3
10/23/25 Joint Workshop
PZC
•Land Development Permit (LDP) or Waiver reviewed and approved by staff
•Final PD Plan/Plat is reviewed by staff before being approved by the County
Administrator (per recent legislation: SB 784)
Purpose and Intent
• The current purpose and intent statement lists the following priorities:
4
'�2
10/23/25 Joint Workshop
MAM
Purpose and Intent (continued)
• The current purpose and intent statement lists the following priorities:
➢ Ensure that development will be compatible with existing, permitted, and
planned uses on adjacent properties by having projects according to limitations
and mixtures of use, design, density, open space, conservation areas, and other
elements stipulated in an approved development plan
➢ Encourage and allow a more efficient use of public services and facilities
through designs not generally achievable through conventional zoning and
development regulations d
➢ Encourage the preservation and conservation of environmentally sensitive lands
by allowing the transfer of density from environmentally sensitive lands to
uplands areas — -
➢ Encourage the provision of affordable housing by allowing a density bonus for ,
projects containing affordable housing
s
5
I
3(0- 3
10/23/25 Joint Workshop
Define & Identify Public Benefits (continued)
• Most commonly acceptable public benefits:
➢ Right-of-way (ROW) dedication, over and above the minimum required ROW width, without
compensation
➢ Acceptance of off-site stormwater into the project's stormwater system
➢ Off-site traffic improvements that exceed required improvements (e.g. turn lane, traffic signal)
➢ Extension of off-site sidewalks beyond required sidewalk improvements
➢ Conservation/set-aside of all or most of a project site's on-site natural features (e.g. wetlands,
native uplands, Florida scrub jay habitat, Bald eagle's nest, etc.) over -and -above minimum
requirements
➢ Dedication of land for a public purpose (e.g. a park, public school, fire station)
➢ Upsizing of off-site Utilities improvements (e.g. water main, sanitary sewer main),
➢ Enhanced stormwater treatment for project sites near the Indian River Lagoon
Rx , ➢ Provision of a transit stop with a shelter
➢ Provision of public access to project improvements on a limited basis (e.g. public access to a
town square or amphitheater during special events or concerts)
s
M
i
10/23/25 Joint :Workshop
Define & Identify Public Benefits (continued)
• Items not considered public benefits:
➢ Enhanced amenities within the project that are not accessible to the public
➢ General statements like "increased tax base" or "nicer homes" in the area
➢ Enhanced project signage and/or entry features
➢ Smaller lots equal less yard to maintain or community -wide maintenance programs
➢ Limiting homes to one-story (sometimes this item is considered as a compatibility measure, but not a public
benefit)
• Marginal or "gray area" public benefits:
➢ Significantly increased open space within a project, but not available to the public
➢ ROW dedication, over and above the minimum required ROW width, but offset by density credits and/or
traffic impact fee credits
➢ Off-site traffic improvements that are required for a specific project, but also provide significant additional
capacity for the surrounding area
➢ Reduced density when compared to the project site's underlying zoning or future land use designation
➢ A project feature that only benefits one or two nearby property owners
Recommendation: Consider providing policy direction or actual changes to the current PD ordinance to specify
what types of public benefits are acceptable or preferred. 9
II
Define Waivers (Deviations) from
the Current Zoning Requirements
• Current development parameters that may be waived (increased or
reduced):
➢ Minimum lot size
➢ Minimum lot width
➢ Minimum yard setbacks for primary structures
➢ Minimum yard setback for accessory structures
➢ Maximum lot coverage
➢ Minimum separation distance between buildings
➢ Minimum ROW widths
➢ Minimum open space per lot
➢ Minimum preservation/conservation area per lot
10
10
10/23/25 Joint Workshop
11
Encourage the Inclusion of Affordable and/oar
Workforce Housing=
• Specify that including affordable and/or workforce housing is the "number one" priority public
benefit
• If a new PD project includes a minimum percentage of affordable and/or workforce housing units
(e.g. 25% or 30%), then no other public benefits are required
• If a minimum project size is adopted for new PD projects, then allow new PD projects that include a
minimum percentage of affordable and/or workforce housing units on project sites smaller than the
minimum project size
• Allow off-site or satellite affordable and/or workforce housing units on a different project site but
must have a timing component
Recommendation: Consider providing policy direction or actual changes to the current PD ordinance to
specify what types of affordable and/or workforce housing incentives are acceptable or preferred
K
12
12
M, •
10/23/25 Joint Workshop
13
14
3� 7
10/23/25 Joint Workshop
Other Procedural Items
• Require a neighborhood meeting to be hosted by the developer after the project's final TRC meeting
• Encourage the conceptual PD process instead of the concurrent (and more involved) conceptual and
preliminary PD process in order to sort out the project's public benefits and waivers earlier in the
overall process
• Increase notice requirements:
➢ Larger/more prevalent sign posting(s)
➢ Increased notice by mail radius
➢ Dedicated project website to be created and maintained by the applicant for larger PD projects
Recommendation: Consider providing policy direction or actual changes to the current PD ordinance to
specify if any of the above -referenced PD procedural items are preferred
15
Staff Recommendation
That the Board of County Commissioners and the Planning and Zoning
Commission discuss the planned development (PD) review and approval
process, take input from the public, and provide guidance to staff on any
recommended policy changes and/or formal LDR amendments for the PD
review and approval process.
16
16
J� - 8