§ 78-56. Elderly housing overlay (EHO) district.

(a)

Purpose and intent.

(1)

Purpose.

a.

To encourage the development of elderly housing that is compatible and complementary to its neighborhood context, is located near essential services and amenities required by seniors, and allows for or encourages neighborhood walkability.

b.

To facilitate the development of elderly housing projects which are superior in functional design, quality of construction, appearance, and operational standards.

(2)

Intent. This district is designed to provide for residential uses that are appropriate for the development of seniors, recognizing their unique lifestyles and needs, by allowing higher densities, a mix of uses, and requiring in return, higher design and construction standards, as well as the provision of specific site and building amenities. It is the intent of this zone to carry out the policies and objectives of all elements of the comprehensive plan and to meet the standards necessary to satisfy the requirements for public health, safety, and general welfare.

(b)

Qualifications for eligibility.

(1)

The elderly housing overlay (EHO) zone may be applied to any lot or group of contiguous lots having at least one acre.

(2)

The underlying zoning must be a high residential district.

(3)

The surrounding land uses, both current and projected, must be compatible with the living environment required by seniors and be free from potential health and safety issues.

(c)

Permitted uses. Permitted uses include those listed as permitted and accessory in the underlying zone district. Specific uses allowed within the EHO zone include:

(1)

a. Multifamily dwellings for the elderly.

b.

Congregate living facilities.

c.

Public service/utility uses.

(2)

Accessory uses.

a.

Associated convenience store retail.

b.

Sale/rental offices.

(c.1)

Geographic area. The boundaries of the multifamily residential and congregate living facilities for the EHO district comprise three areas:

(1)

Area 1. All properties abutting the south side of NW 103 Street, between NW 77 Avenue and NW 87 Avenue.

(2)

Area 2. All properties abutting the north of West Okeechobee Road (Frontage Road), between NW 77 Avenue and NW 103 Street.

(3)

Area 3. All properties abutting the north of West Okeechobee Road (Frontage Road), between NW 103 Street and NW 92 Avenue.

(d)

Age requirements. At the time of purchase or rental the head of the household must be 62 or older, as per F.S. § 420.502(15).

(e)

Development criteria.

(1)

[ Maximum allowable density. ] The maximum allowable density in an EHO project area is 75 dwelling units to the net acre.

(2)

Site character.

a.

When an EHO project adjoining residential and commercial uses can mutually benefit from connection rather than separation, appropriate connective elements (e.g., walkways) should be provided.

b.

Existing amenities (e.g., views, mature trees, lakes, etc.) that are unique to the site should be preserved and incorporated into the project's design whenever possible.

(3)

Site access. Developments with more than 100 parking stalls that are located on arterial roads should coordinate access points with median openings and existing driveways on the opposite side of the roadway. Such developments may also be required to provide deceleration lanes adjacent to their major entry.

(4)

Building setbacks.

- Front: 30 feet.

- Side: 15 feet and side street 25 feet.

- Rear: 25 feet.

(5)

Building design layout.

a.

The minimum dwelling size for each unit shall be as follows:

- Studios: 475 square feet.

- One-bedroom: 525 square feet.

- Two-bedroom: 700 square feet.

b.

Multiple buildings in a single project should provide a functional relationship with one another to achieve a sense of place by use of the following techniques:

1.

Cluster buildings around open plaza areas or courtyards.

2.

Provide open plaza areas and courtyards with landscaping and other pedestrian amenities.

3.

Provide convenient pedestrian circulation between buildings, and open parking areas.

4.

Link buildings together visually using trellis structures, arcades, and enhanced paving.

5.

Where feasible, locate buildings near public streets, thus creating a strong presence thereon.

6.

If applicable, link development with adjacent compatible uses, such as shopping areas through the use of landscaped walkways.

(6)

Support facilities. Support structures (e.g., laundry facilities, recreation buildings, and sales/lease offices) should be consistent with the architectural design of the overall complex.

(7)

Solid waste receptacles. Trash bins should be fully enclosed with a masonry enclosure, either simulated wood or decorative metal gates and a trellis roof. The enclosure shall be finished with colors and materials that are consistent with the rest of the structures. Enclosures should be screened with landscaping on their most visible sides.

(8)

Parking and circulation.

a.

Project entries. Project entries should provide the resident and visitor with an overview to the project through either an easy visual assessment (in smaller projects) or by providing signage. Special attention should be given to hardscape and landscape treatments to enhance the overall aesthetic image of the project.

b.

The principal vehicular access should be through an entry drive rather than a parking aisle. Colored, textured paving treatment at entry drives together with lush landscaping is strongly encouraged.

c.

If parking is not attached to the residential structures, covered carports are the desired alternative.

d.

Parking requirements for EHO projects shall provide a minimum of one and one-half parking spaces for every one-bedroom unit; one and one-half parking spaces for two-bedroom units for up to 25 percent of the amount of one-bedroom units, after that, half a parking space per unit plus 0.1 per dwelling unit for guest or visitor plus one per 250 square feet of commercial and/or office area, plus designated parking for buses or vans. Handicap parking spaces to be provided as increase of +1 for a total of spaces under ten, and +ten percent for a total of spaces above ten of ADA requirements.

Dimensions [for] parking spaces for buses must be 12 feet by 55 feet with appropriate aisle for access.

(9)

Pedestrian access.

a.

Drop-off points should be provided at major building entries and plaza areas for all projects with more than 25,000 square feet of building floor area.

b.

Stamped or painted concrete walkways should be provided in areas where it is necessary for pedestrians to cross drive or parking aisles.

c.

All projects should provide a clear connection between the on-site pedestrian circulation system and the off-site public sidewalk.

(10)

Maintenance. All parking areas, walkways, recreation facilities, storage areas, landscaped areas, open space, screening areas, sewer, drainage facilities and other improvements not dedicated to public use shall be maintained by the property owners. Provisions to the satisfaction of the city shall be made for the preservation and maintenance of all such improvements prior to the issuance of building permits.

_____

Maximum density (net)	75 dwelling units/acre
Minimum lot area (net)	1 acre
Minimum lot width	150 ft.
Minimum lot depth	200 ft.
Minimum dwelling size	475 sq. ft.
Minimum setbacks
Front	30 ft.
Side	15 ft.
Side street	25 ft.
Rear	25 ft.
Maximum building lot coverage (percent)	40%
Accessory building/associated convenience retail	Allowed
Maximum impervious	80%
Minimum open space/landscape	30%
Minimum pervious	20%
Maximum building height (stories/feet)	6 stories/75 ft. to parapet
Minimum size of development	1 acre

 

(Ord. No. 2018-06, § 1, 8-7-18)

_____