March 6, 1998
CODE City of ST. PETERSBURG, FLORIDA Codified through Ordinance No. 294-G, adopted September 25, 1997. (Supplement No. 11)
PART II ST. PETERSBURG CITY CODE
Chapter 16 LAND DEVELOPMENT CODE*
ARTICLE X. NEIGHBORHOOD DESIGN REVIEW ORDINANCE
Sec. 16-631. Title.
This article shall be titled the "Neighborhood Design Review Ordinance."
Sec. 16-632. Definitions.
The following words, terms and phrases, when used in this article, shall have the meanings ascribed to them in this section, except where the context clearly indicates a different meaning:
Building form means the overall shape and axis of a building. The axis of a building is either symmetrical and/or asymmetrical. The shape can emphasize certain directional characteristics either horizontal, vertical, or square/box.
Compatibility means sensitivity of a building design to the existing character of a neighborhood, surrounding blocks, or historic or special area. This is measured by how the design of a building or project relates to the design elements of the surrounding natural/physical and manmade environment. Compatibility measures include but are not limited to the following: building relationship to the street (such as height, facade details, landscaping, activities), the rhythm of spacing between buildings, the use [of] building materials which match in dimension, color, pattern and finish/texture, and building scale and mass.
Defined architectural style means a building having an architectural style or features of one or more styles defined in section 16-635.
Design elements means the features of a building which include architectural style and facade details (cornices, arches, quoins, etc.), the rhythm and proportion of windows, porches, doors, and vertical and horizontal features, and building form, scale, color, and materials and finish.
Rhythm means the regular or harmonious recurrence of building lines, shapes, forms, or color. This relates to design element proportions and patterns. For example, roof lines; window shape, proportion, and lines; building setbacks; vertical or horizontal elements (such as columns); location of entrances and porches; and design elements at the grade/first level floor elevation.
Scale means the proportional size (height and width) of a building relative to the adjacent buildings and surrounding blocks.
Sec. 16-633. Purpose and intent; exemptions.
(a) It is hereby declared to be in the interest of the public health, safety, and general welfare that design guidelines related to the exterior of buildings and other structures on a site be adopted for new and existing development within adopted neighborhood planning areas in order to:
(1) Stabilize and reinforce property values to protect private and public investment.
(2) Reverse neighborhood decline and upgrade housing quality.
(3) Preserve and reinforce the natural, historic, and architectural qualities of neighborhoods.
(4) Establish and enhance aesthetic and architectural compatibility within neighborhoods and commercial areas.
(5) Attract residential, business and industrial development and redevelopment by establishing neighborhood and commercial conditions that make for an aesthetic and pleasant living and working community.
(b) The intent of the design guidelines is to ensure that building designs are compatible with the characteristics of the neighborhood in terms of scale, mass, building patterns, facade articulation, and incorporating design elements of the prevalent neighborhood architectural styles; that building rehabilitation is compatible with the architectural style of the building; and that building additions are compatible with the architecture and design elements of the principal structure. This will allow for modern design and modern interpretation of neighborhood architectural styles. Buildings that are designated historic landmarks or within a designated historic district are exempt from this article since exterior changes to these buildings are reviewed under Article VIII of this chapter.
Sec. 16-634. Neighborhood design guidelines.
(a) Scope. These design guidelines pertain to all residential and nonresidential development in neighborhoods in the neighborhood planning program with an adopted plan. These guidelines will ensure compatibility with the existing or desired neighborhood characteristics.
The review process is required for: changes to the exterior of existing buildings including but not limited to roof form, building materials, windows and porches; building additions; new development; and fences and walls.
(b) General guidelines (These apply to all types of development reviewed under this chapter).
(1) Existing primary architectural styles in the City include Mediterranean Revival, Vernacular, Colonial Revival, Bungalow, Tudor, Shingle, Mission, and Prairie, and others as defined in Section 16-635. The design of new buildings should be a product of their own time but incorporate design elements of the primary architectural style(s) of the neighborhood.
(2) There are dimensional characteristics of neighborhoods related to building setbacks and lot width which should be maintained. This includes the spacing between buildings, front yard setbacks, and orientation of buildings along facing blocks.
(3) Neighborhood street and alley grid patterns should be maintained.
(4) The front of the building and main entryway should be oriented to the street.
(5) Where the character of a neighborhood is to have vehicle access from the alley, new driveways through the front and side yards should be discouraged and parking spaces and garages should be accessed from the alley.
(6) Single-family, duplex, triplex, or townhome garages that face the street or avenue shall be enclosed and have garage doors.
(7) A building or group of buildings shall have a compatible relationship with the surrounding blocks in regard but not limited to:
a. Rhythm of spaces between buildings.
b. Rhythm of facade details and relationships (such as relationship to horizontal or vertical lines, and facade openings).
c. Building scale, height, mass and setbacks.
d. Building materials and color. Artwork, as exempt signage, on buildings with Defined Architectural Style, is prohibited except in accordance with Section 16-634(b)(12).
e. Building forms and roof shape.
f. Building orientation and relation to the street and location of entrances.
g. Creating appropriate transitions, such as height, facade details, and landscape buffers.
(8) Design elements of the buildings shall be compatible throughout a project
(9) Buildings shall use architectural detailing to highlight entrances and introduce features such as porches, arches, or bay windows, and roof detailing such as cornice lines, dormers, gables, or roof plane changes. Flat or false mansard roofs are discouraged.
(10) Projects with multiple or row type buildings shall provide for separations and/or changes in the building plane (facade and roof) to avoid the long barracks-like quality imparted by flat walls, and roofs of excessive length, especially along the street frontage.
(11) Adopted neighborhood plans may include more detailed design review considerations that reflect important characteristics of a given area or define a desired character for the neighborhood.
(c) Parking garages.
(1) Parking structures should be oriented to the interior of the block.
(2) Parking structures that face the street or avenue shall be compatible in terms of scale, height and design with the character of the surrounding properties in addition to providing landscaped buffers.
(d) Building redevelopment and additions.
(1) The design elements of a building addition shall match the design elements of the principal structure, in particular building materials and color, roof lines and shapes, and window proportions and alignment.
(2) An addition should be of a scale, mass, and location that does not predominate over the principal building.
(3) The installation of vinyl, aluminum, or other types of residing and new materials shall be compatible with:
a. The dimensional and appearance characteristics of the original siding, soffit and fascia material,
b. The existing dimensions of the window trim and other details to maintain their original appearance, and
c. The character of decorative brackets under roof eaves and open rafter systems. Existing decorative brackets shall not be completely enclosed. Existing open rafter systems may be enclosed provided that the dimensions of the rafter system are the same.
(4) Redevelopment or rehabilitation shall emphasize any existing architectural detailing of the building facade, such as roof parapet or cornice lines, detailed entrance ways, or decorative projections from the building. In addition, building color shall match throughout the structure by using either an appropriate single color scheme or a single color with complementary accent colors to highlight architectural details of the building.
(e) Walls and fences.
(1) Construction materials and colors for walls and fences that are visible from the street shall be uniform and compatible with the architectural style, color and building material of the building and its surroundings.
(2) Walls greater than 100 feet in length shall incorporate some form of visual relief such as patterned breaks in the wall plane, change in wall construction (solid to open), addition of some vertical feature such as columns, or use of different materials, or combination of the above.
(f) Nonresidential development.
(1) Buildings should be oriented to front of the street with parking located in the rear or side to establish a functional and pedestrian link to the neighborhood. Parking in front may be appropriate for late hour or high traffic businesses.
(2) The rear facade treatment of buildings shall provide the same roof lines, building materials, and color as the front facade.
Sec. 16-635. Definition of architectural styles.
There are a number of principal architectural styles that exist in the City. The design features of these styles are described below and referenced from several sources; A Field Guide To American Houses, by Virginia and Lee McAlester, Alfred A. Knopf, NY, 1984, A Field Guide To American Architecture, by Carole Rifkind, New American Library, N.Y, 1980 and American Building, by James Marston Fitch, Schocken Books, N.Y., 1973. In addition, there are a number of minor architectural styles in the City that are recognizable and described in the above reference sources including but not limited to Queen Anne, Folk Victorian, Italiante/Italian Renaissance, Chateauesque, French and Spanish Eclectic, Monterey, Pueblo Revival, International and Ranch.
(1) Mediterranean Revival. Usually are asymmetrical in plan and one or two stories. The most common elements are curving wing walls, arched facade openings, arcades and colonnades, stucco walls, terra cotta (barrel tile) roof, chimney with capped tile roof or square tower with a pyramidal roof.
(2) Colonial Revival. Wood frame rectangular structures have wood or brick exteriors. Most buildings have symmetrical floor plans with flanking wings, roof forms such as hipped, double pitched and mansard. Other features include double hung multi-paned windows, pediment dormers, raised porticos, and fan lighting entries.
(3) Vernacular. Floor plans are square, "T" or "L" in shape. Exterior features include raised front porches, wood siding or masonry walls, various pitch gabled roofs, and symmetrical fenestration on the front facade.
(4) Bungalow/Craftsman. One to two story structures with asymmetrical plans, wood frame construction, natural colors and materials. A distinct feature of this style is the broad, sloping, and low-pitched roof with wide eaves, extending over a raised front porch supported by massive masonry piers.
(5) Tudor. Tudor is characterized by the angular roof line of high-pitched gables with steep dormers. The exterior materials are stucco and half timbering, with the ground floor level in either brick or stone. Multiple chimney stacks, multiple casement window groupings, and Tudor arches atop doors and openings are also common of this style.
(6) Shingle. Walls and roofs are covered by wood shingles. Walls have no corner boards and the shingle coverage is uninterrupted on the corners. Facades are asymmetrical, with one large roof. Large porches are also very common in this style.
(7) Mission. Mission shaped dormers or roof parapets distinguish this architectural style. Often, large square piers, arched on top, support the roof of the porch. The wall surface is usually smooth stucco and the roof is flat or covered with red tiles.
(8) Prairie. Often two stories with one-story wings or porches, and massive square porch supports. The low-pitched roof is usually hipped with wide eaves. Horizontal facade detailing such as porches, eaves, and cornices are very common in this style.
(9) Minimal Traditional. Minimal Traditional is based upon a simplified version of the Colonial Revival and Tudor styles. It usually is a one story "L" shaped house featuring a gabled dormer in the front facade. It is sheathed in wood clapboard siding, asbestos shingles, and perma stone. Some models feature a garage or carport with access from the front yard.
(10) Beaux Arts. A symmetrical facade layout featuring Ionic or Corinthian style columns, arched windows, quoins and decorative garlands, festoons, and floral patterns. Walls are typically constructed of light colored masonry. The roof is typically flat, however, gently sloping hipped roofs are also common. Cornice lines are accented by elaborate moldings dentils and medallions. Roof line balustrades and balustraded window balconies are also common, as are elaborate window hoods and crowns.
(11) NeoClassical. The simplified use of classically inspired columns, pediments, dormers and other classical details. Common building materials include brick, stone and clapboard siding. Windows are typically double hung sash with colonial style window grills. Doorways are centered in the front facade and are the most decorated feature of the facade. Solid doors with decorative door surround feature side lights, pilasters and pediments. Roofs were typically gabled or hipped and dormers are often featured. Commercial structures typically have flat roofs.
(12) Art Deco. Geometric banding, zigzags, chevrons and other linear motifs are the denoting features of the Art Deco style. An asymmetrical design layout is most common. Poured concrete or smooth stucco are common wall finishes. Steel casement windows and glass block were often used. Towers and other projecting features lend a vertical emphasis to these buildings. Flat, pyramidal or ziggurat (stepped pyramid) roofs are also utilized. These buildings often feature an array of pastel colors which highlight the geometric details of the building.
(13) Art Moderne. Like Art Deco, the Art Moderne style has smooth masonry wall finishes and decorative banding patterns. The Art Moderne Style embodies the streamlining movement of the 20's and 30's. Rounded corners, horizontal railings and bands of steel casement windows are common design features. Windows were commonly located at the corners of the building creating wrap around window fenestration. Flat roofs were exclusively used, with a ledge or coping used to cap the parapet. Monotone paint schemes accentuated the streamline image of these buildings.
(1) Agency. Design review will be conducted by the POD.
(2) Enforcement. Developments that are inconsistent with the design review criteria identified in this chapter will be denied and no permits shall be issued therefore. The POD may issue stop work orders for any activity which has not received approval hereunder. Appeals of the POD's decision shall be as outlined in subsection (6).
(3) Procedures. The POD will recommend a fee structure to City Council, establish review meeting dates and times, review submittal requirements, and prepare as appropriate illustrations and/or a design manual to facilitate understanding of the intent of the design guidelines contained in this article.
(4) Approval.
a. It shall be unlawful to make changes to the exterior of existing buildings including but not limited to roof form, building materials, windows and porches, building additions and new development without receiving approval as set forth in this chapter for development in neighborhoods with an adopted plan within the neighborhood planning program.
b. Design review approval is valid for 18 months. The POD may grant up to a one-year extension, provided the project meets the design guidelines current at that time.
(5) Modifications. Any request for modification to the design review application previously approved by the City shall be subject to fees, and review and approval in the same manner as a new application.
(6) Appeals.
a. The POD shall withhold issuance of a permit until the appeal is resolved.
b. Appeal of a POD decision by the applicant shall be made to the Planning Commission. An appeal must be filed in writing to the POD within ten calendar days of the decision date along with the appropriate fee as determined by City Council. The appeal shall outline the basis of the appeal and shall provide justification for the proposed relief from the requirements of this chapter. The Planning Commission shall hold a public hearing and act upon the appeal within 60 days of the filing of the appeal. The POD shall notify the applicant by mail of the Commission public hearing date.
The POD shall provide the appellant the notification letter and a list of the properties within 200 feet of the subject site and the contact for the neighborhood association. The appellant is responsible for identifying the owners of the properties contained on the list provided by the POD.
The appellant shall file with the POD, one week prior to the day of scheduled hearing, proof that the required notices were mailed or delivered. If delivered, said proof shall be acknowledged by signature of the recipient; if mailed, by a copy of the certificate of mailing.
c. Appeal of the Planning Commission decision is to the City Council. An appeal must be filed by the applicant or any interested party in writing to the City Clerk within ten calendar days of the decision date along with the appropriate fee as determined by the City Council. The appeal shall outline the basis of the appeal and shall provide justification for the proposed relief from the requirements of this article.
The City Council shall conduct a public hearing and act upon the appeal within 60 days of the filing of the appeal. To overturn a Commission action a super majority is required pursuant to chapter 29.
Upon the setting of a date by the POD for City Council to review and act upon the appeal, the appellant shall obtain from the City necessary copies of an information notice regarding the appeal and a notification list which will be available from the City Clerk not later than 4:30 p.m., one working day following the setting of the date.
The appellant shall, upon obtaining copies of this notice, and not less than ten days prior to the date of the scheduled appeal hearing, deliver or send by mail (certificate of mailing from the U.S. Postal Service) a copy of the notice to the owners of every parcel of property and any association, group or person which had been notified of the Planning Commission hearing.
The appellant shall file with the City Clerk, prior to the day of scheduled hearing, proof that the required notices were mailed or delivered. If delivered, said proof shall be acknowledged by signature of the recipient; if mailed, by a copy of the certificate of mailing.