3.1.1

Establishment of base zone districts. The following base zone districts are established:

3.1.2

Relationship to overlay districts. Lands within the City may be classified into one of the base zone districts established in Subsection 3.1.1 of this section, Establishment of base zone districts, and also one or more of the overlay districts set forth in Section 3.7, Overlay districts. Where land is classified into an overlay district as well as a base zone district, the standards governing development in the overlay district shall apply in addition to the standards governing development in the underlying base zone district. In the event of an express conflict between the standards governing a base zone district and those governing an overlay district, the standards governing the overlay district shall control.

3.1.3

Compliance with district standards. No land within the City shall be developed except in accordance with the zone district regulations of this Article 3, Zone Districts, the use regulations of Article 4, Use Regulations, the standards of Article 5, Density, Intensity, and Dimensional Standards, and all other applicable regulations of these LDRs.

(Ord. No. 09-29, § 3(3.1.1), 9-28-2009; Ord. No. 13-06, § 3, 5-6-2013; Ord. No. 19-31, § 3(Exh. A), 7-22-2019; Ord. No. 25-05 meeting, § 4, 9-8-2025)

3.2.1

General purpose. The CSV district is established and intended to:

(A)

Conserve natural features and functions. Conserve the unique natural features and functions of sensitive environmental lands located within the district;

(B)

Maintain hydrological systems and water quality. Maintain the natural functioning and water quality of the hydrological systems in the district;

(C)

Conserve feeding and breeding areas of wildlife habitat. Conserve the feeding and breeding areas of wildlife habitat located in the district;

(D)

Allow low-intensity, resource-based, public recreation uses. Allow low-intensity, natural resource-based, public recreational uses that can be designed and located in places that are consistent with the purpose of conserving unique natural features and the functions of sensitive environmental lands; and

(E)

Limit urban development. Limit urban development and require it to be designed and located in places that are consistent with the purpose of conserving unique natural features and the functions of sensitive environmental lands.

3.2.2

Specific purposes. The CSV district is intended to provide lands for resource-based recreation activities, research activities, limited urban development, and related uses that are nonintensive, and can be designed and located to conserve the unique natural features and the functions of sensitive environmental lands located in the district.

3.2.3

Use regulations and development standards. The following Table 3.2-1, Use Regulations and Development Standards in the CSV District, indicates the location of standards in these LDRs related to allowable uses, density limitations, dimensional standards and development standards for the CSV district:

3.3.1

General purposes. The A district is established and intended to:

(A)

Support agriculture and agriculture supportive uses. Support the primary use of land for agriculture and agriculture support uses to help maintain the agricultural and rural character of the district;

(B)

Ensure residential development consistent with rural and agricultural character. Ensure that residential development is consistent with the rural and agricultural character of the district, by requiring either low-density residential development or encouraging residential cluster development, and subdivisions that are harmonious with the rural economy and agricultural uses; and

(C)

Consistent with Comprehensive Plan. Be consistent with the areas designated as agriculture on the Comprehensive Plan.

3.3.2

Specific purposes. The A district is intended to provide for areas primarily consisting of agriculture uses and agriculture support uses and also allow low-density single-family residential development. The maximum residential density allowed in the district is one dwelling unit per five acres, except that homesteaded lots may be developed at one unit per two acres. Residential cluster development is encouraged through the use of the Conservation Subdivision option. (See Section 7.9, Conservation subdivision.)

3.3.3

Use regulations and development standards. The following Table 3.3-1, Use Regulations and Development Standards in the A District, indicates the location of standards in these LDRs related to allowable uses, density limitations, dimensional standards, development standards, and subdivision standards for the A district:

3.4.1

General purposes. The residential zone districts contained in this section are established and intended to provide a comfortable, healthy, safe, and pleasant environment in which to live. More specifically, they are intended to:

(A)

Provide appropriately located lands for residential development. Provide appropriately located lands for residential development that are consistent with the goals, objectives, and policies of the Comprehensive Plan;

(B)

Protect from harmful effects. Protect residents from the harmful effects of noise, traffic congestion, and other significant adverse environmental effects; and

(C)

Provide lands with varying degrees of density. Provide for residential lands with varying density, together with public and semipublic buildings and facilities, accessory structures, and nonresidential services, as may be compatible with such development.

3.4.2

List of residential districts and specific purposes.

(A)

RSF-1, Residential Single-Family-1. The RSF-1 district is established as a district in which the principal use of land is single-family residential development at a moderate density. The regulations of this district are intended to discourage any use that would substantially interfere with the development of single-family dwellings and that would be detrimental to the quiet residential nature of the district. Complementary uses customarily found in residential zone districts, such as community facilities, religious institutions, parks and playgrounds are also allowed. The minimum lot area is 40,000 square feet and the maximum density allowed is one dwelling unit an acre.

(B)

RSF-3, Residential Single-Family-3. The RSF-3 district is established as a district in which the principal use of land is single-family residential development at a moderate density in areas served by water and sewer systems. The regulations of this district are intended to discourage any use that would substantially interfere with the development of single-family dwellings and that would be detrimental to the quiet residential nature of the district. Complementary uses customarily found in residential zone districts, such as community facilities, religious institutions, parks and playgrounds, and schools, are also allowed. The maximum density allowed is three dwelling units an acre.

(C)

RSF-4, Residential Single-Family-4. The RSF-4 district is established as a district in which the principal use of land is single-family residential development at a moderate density for use in areas served by water and sewer systems. The regulations of this district are intended to discourage any use that would substantially interfere with the development of single-family dwellings and that would be detrimental to the residential nature of the district. Complementary uses customarily found in residential zone districts, such as community facilities, religious institutions, parks and playgrounds, and schools are also allowed. The maximum density allowed is four dwelling units an acre.

(D)

RSF-6, Residential Single-Family-6. The RSF-6 district is established as a district in which the principal use of land is single-family residential development at a medium density in areas served by water and sewer systems. The district also allows single-family attached and two- to four-family dwellings as permitted uses. The regulations of this district are intended to discourage any use that would substantially interfere with the development of single-family dwellings and that would be detrimental to the quiet residential nature of the district. Complementary uses customarily found in residential zone districts, such as community facilities, religious institutions, parks and playgrounds, and schools, are also allowed. The maximum residential density allowed is six dwelling units an acre.

(E)

RMH-5, Residential Mobile Home-5. The RMH-5 district is established and intended to allow mobile homes and group living. Complementary uses customarily found in residential zone districts, such as community facilities, religious institutions, parks and playgrounds, and schools, are also allowed. The maximum residential density allowed is five units an acre with public utilities, and two units an acre without public utilities.

(F)

RMH-P, Residential Mobile Home Park. The RMH-P district is established and intended to provide for mobile homes in a mobile home park setting designed to create an environment of residential character. The minimum size for a mobile home park development in the RMH-P district is ten acres. Complementary uses customarily found in residential zone districts, such as community facilities, religious institutions, parks and playgrounds, and schools, are also allowed. The maximum residential density allowed is eight dwelling units an acre with public utilities, and two units an acre without public utilities.

(G)

RMF-8, Residential Multiple Family District-8. The RMF-8 district is established and intended to encourage a mixture of medium-density housing types, including single-family detached, townhouses, two- to four-family, and multiple-family dwellings, in areas served by water and sewer systems. Complementary uses customarily found in residential zone districts, such as community facilities, religious institutions, parks and playgrounds, and schools, are also allowed. The maximum density allowed is eight dwelling units an acre.

(H)

RMF-15, Residential Multiple Family District-15. The RMF-15 district is established and intended to encourage a wide range of high-density housing types, especially multifamily development, but also single-family attached, townhouses, and two- to four-family dwellings, to meet the diverse needs of the Alachua housing market, in areas served by water and sewer systems. Complementary uses customarily found in residential zone districts, such as community facilities, religious institutions, parks and playgrounds, and schools, are also allowed. Limited, neighborhood-serving commercial uses are also allowed. The maximum residential density allowed is 15 dwelling units an acre.

3.4.3

Use regulations and development standards. The following Table 3.4-1, Use Regulations and Development Standards in the Residential Districts, indicates the location of standards in these LDRs related to allowable uses, density limitations, dimensional standards, development standards, and subdivision standards for the residential zone districts:

(Ord. No. 09-29, § 3(3.4.2), 9-28-2009; Ord. No. 24-01, § 3(Exh. A), 12-11-2023)

3.5.1

General purposes. The business zone districts are established for the general purpose of ensuring there are lands in the City that provide a wide range of office, retail, service, light industrial, mixed-use development and related uses to meet household and business needs, and more specifically:

(A)

Provide appropriately located lands for business uses consistent with Comprehensive Plan. Provide appropriately located lands in areas served by water and sewer for the full range of business uses needed by Alachua's residents, businesses, and workers, consistent with the goals, objectives, and policies of the Comprehensive Plan;

(B)

Strengthen economic base. Strengthen the City's economic base, and provide employment opportunities close to home for residents of the City and surrounding communities;

(C)

Provide suitable environment for business uses. Create suitable environments for various types of business uses, and protect them from the adverse effects of incompatible uses; and

(D)

Minimize impact of business development on residential districts and uses. Minimize the impact of business development on residential districts and uses.

3.5.2

Business district specific purposes.

(A)

OR, Office Residential District. The OR district is established and intended to provide for a mix of business and professional office uses together with single-family detached, single-family attached, townhouse, and two- to four-family dwellings, on lands that in the past were primarily residential in character. The professional office uses shall be located in buildings that are residential in physical design and character. The maximum residential density allowed is five dwelling units an acre, and may be increased to eight dwelling units an acre for mixed-use developments.

(B)

CN, Neighborhood Commercial District. The CN district is established and intended to provide for small-scale retail and service establishments and professional offices which provide goods and services to serve the residents of the surrounding neighborhood. Residential uses are encouraged on the upper floors of nonresidential establishments. The district should not include establishments that attract traffic from areas of the City outside the neighborhood which is being served by the use. Nonresidential floor area in the CN district should not exceed 10,000 square feet in area. The district should typically be located at the intersection of two collector streets or a collector street and arterial street in close proximity to the residential neighborhood which it serves. The maximum residential density allowed is five dwelling units an acre, and may be increased to eight dwelling units an acre for mixed-use developments.

(C)

CC, Community Commercial District. The CC district is established and intended to provide lands for business uses that provide goods and services to residents of the entire community. Because these commercial uses are subject to public view, they should provide appropriate appearance, adequate parking, controlled traffic movement, suitable landscaping, appropriate pedestrian facilities, and protect abutting residential areas from adverse impacts. Residential uses are encouraged on the upper floors of nonresidential establishments. The CC district should typically be located along major arterials or at the intersection of an arterial and highway. The maximum residential density allowed is 10 dwelling units an acre, and may be increased to 15 dwelling units an acre for mixed-use developments.

(D)

CBD, Central Business District. The CBD district is established and intended to encourage the development of the City's historic downtown as the focal point in Alachua for an intense mix of office, retail, service, restaurant, entertainment, cultural, government, civic, and residential uses. Residential uses are encouraged on the upper floors of nonresidential establishments. More specifically, the district is intended to:

(1)

Protect and enhance architectural character. Protect and enhance the unique aesthetic and architectural character of Alachua's downtown;

(2)

Support economic vitality. Support the economic vitality of the downtown;

(3)

Allow for diverse mix of uses. Allow for a diverse mix of business, office, institutional, recreational, and residential uses;

(4)

Encourage pedestrian friendliness. Encourage pedestrian-friendly development; and

(5)

Discourage highway-oriented uses. Discourage highway-oriented uses.

The maximum residential density allowed is 15 dwelling units an acre, and may be increased to 20 dwelling units an acre for mixed-use developments.

(E)

CI, Commercial Intensive District. The CI District is established and intended to provide lands and facilitate highway-oriented development opportunities within the City, for uses that require high public visibility and an accessible location. Higher density residential uses and affordable housing may be developed in conjunction with nonresidential uses. The CI district should be located along major arterials or highways and at the US 441/Interstate-75 interchange. The maximum residential density allowed is 15 dwelling units an acre.

(F)

CP, Corporate Park District.

(1)

The CP District is established and intended to accommodate a range of research and development, technology and life sciences/biotechnology industries, office, and supporting retail. Complementary residential uses may also be permitted within the CP District as set forth in Subsection 3.5.2(F)(2). By allowing a range of permitted uses, the CP District is intended to accommodate the development of "flex space" arrangements. Flex space allows a developer to establish different combinations of uses on a site over time.

(2)

Residential development criteria. Development within the CP District that consists of greater than 50 acres of contiguous land may provide complementary residential development. Residential development within the CP District shall comply with the performance standards set forth in subsections (a)—(e) below and with the dimensional standards and maximum gross residential density as set forth in Table 5.1-3.

(a)

In order to ensure that the purpose and intent of the CP District is achieved, development within the Corporate Park zoning district that includes residential uses as permitted by this subsection shall include a functional mix of residential and non-residential uses. The number of residential units within the CP District shall be limited. A final development order for residential units shall not be granted unless the minimum floor area of non-residential uses as set forth in Table 3.5-1, Residential to Non-Residential Ratios within the CP District, has been constructed within the CP District, or shall be constructed concurrent with development proposed by a singular Site Plan that includes both residential and nonresidential uses.

(b)

For purposes of calculating gross residential density, the maximum number of dwelling units permitted in a contiguous area shall be determined by the total acreage contained in the property in common ownership as of the effective date of the ordinance adopting the rezoning to Corporate Park.

(c)

Any site plan or preliminary plat which includes residential development in the CP District shall provide an exhibit depicting the area to be preserved for non-residential uses within the CP District. In addition to the standards as set forth in Subsection 3.5.2(F)(2)(a), the exhibit shall demonstrate the ability to meet the following minimum standards. The exhibit shall:

(i)

Depict the boundary of the property in common ownership as of the effective date of the ordinance adopting the rezoning to Corporate Park, together with all existing improvements; and

(ii)

Demonstrate that land shall remain within the CP District to construct a minimum of 750 square feet per dwelling unit of non-residential uses. The land area to be preserved for non-residential uses shall be depicted on the exhibit. An intensity of not more than 15,000 square feet of non-residential uses per acre shall be used for the preservation calculation.

(d)

Site plan and preliminary plats which include residential development in the CP District shall provide:

(i)

A calculation of the maximum gross residential density which is permitted within the CP District;

(ii)

A matrix identifying all final development orders granted within the CP District, including the number of approved residential units permitted by each final development order; and

(iii)

A calculation of the minimum land required to be preserved for non-residential uses within the CP District as set forth in Subsection 3.5.2(F)(2)(c)(ii).

(e)

In no instance shall more than 33% of the maximum gross residential density permitted within the CP District be comprised of single-family detached dwellings on lots 45 feet in width or larger, and in no instance shall more than 50% of the maximum gross residential density permitted within the CP District be comprised of single-family detached dwellings.

(G)

ILW, Light and Warehouse Industrial District. The ILW district is established and intended to accommodate a wide range of employment-generating office, institutional, research and development, and light manufacturing uses. Such uses shall be developed in a manner compatible with surrounding land uses, and to minimize potential nuisances or damage to the environment. In addition, by allowing a wide range of permitted uses, the ILW district is intended to accommodate the development of "flex space" arrangements, where the developer can establish different combinations of uses on a site over time, as the market dictates, as long as all uses and development conform to the standards established by these LDRs to protect adjacent land uses and the natural environment. Residential uses are limited to caretaker dwellings and live/work units. The maximum residential density allowed is 8 dwelling units an acre.

(H)

IG, General Industrial District. The IG district is established and intended to provide lands for industrial uses which can be operated in a relatively clean and quiet manner and which will not be obnoxious to adjacent residential or business districts. Allowable uses include limited manufacturing and functionally related uses such as distribution, storage, and processing. General commercial uses are allowed, but are considered incidental to the predominantly industrial nature of the district. Residential uses, other than caretaker dwellings, are not permitted. Any uses that generate hazardous wastes shall have a hazardous materials management plan and operate in accordance with all local, State, and Federal requirements.

(I)

GF: Governmental Facilities District.

(1)

The GF District is established and intended to include public lands for the purpose of accommodating governmental facilities. Governmental facilities include, but are not limited to, recreational, community and governmental uses and activities (such as governmental offices and facilities, emergency services, baseball fields, softball fields, soccer fields, tennis courts, and similar uses), utilities (such as potable water and sanitary sewer treatment facilities, electric facilities, communications, gas, stormwater management facilities, and other similar public utilities), public storage yards, airports, parking lots, libraries, hospitals, cultural facilities, religious institutions, educational facilities (such as public and private schools meeting the educational requirements of the State of Florida, public or private colleges and/or universities authorized or licensed by the State, but not including technical, business, or trade schools), and uses including privately owned entities which provide a public service (such as but not limited to, nonprofit agencies).

3.5.3

Use regulations and development standards. The following Table 3.5-2, Use Regulations and Development Standards in the Business Districts, indicates the location of standards in these LDRs related to allowable uses, density and intensity limitations, dimensional standards, and subdivision standards for the business zone districts:

(Ord. No. 12-06, § 3, 1-23-2012; Ord. No. 13-06, § 3, 5-6-2013; Ord. No. 19-31, § 3(Exh. A), 7-22-2019; Ord. No. 22-01, § 3(Exh. A), 10-11-2021; Ord. No. 25-05 meeting, § 4, 9-8-2025)

3.6.1

General provisions.

(A)

General purpose. The planned development (PD) districts are established for the purpose of encouraging innovative land planning and site design concepts that conform to community quality of life benchmarks and that achieve a high quality of development, environmental sensitivity, energy efficiency, and other City goals by:

(1)

Increasing flexibility. Reducing or diminishing the uniform design that results from the strict application of zoning and development standards that are designed primarily for individual lots;

(2)

Greater freedom to provide access, open space and amenities. Allowing greater freedom in selecting the means to provide access, open space, and design amenities;

(3)

Greater freedom to provide mix of uses and housing types. Allowing greater freedom in providing a mix of land uses in the same development, including a mix of housing types, lot sizes, and densities;

(4)

Providing greater opportunity for more efficient land use patterns. Providing for an efficient use of land resulting in smaller networks of utilities and streets and thereby lowering development and housing costs;

(5)

Promoting quality design and environmentally sensitive development through site characteristics. Promoting quality design and environmentally sensitive development by allowing development to take advantage of special site characteristics, locations, and land uses; and

(6)

Quality design through density increases. In specific instances, encouraging quality design and environmentally sensitive development by allowing increases in base densities or floor area ratios when such increases can be justified by superior design or the provision of additional amenities such as public open space.

(B)

Types of PD districts. There are four types of PD options. They are subject to the development review procedures of Section 2.4.3, Planned development, the general standards of Subsection 3.6.2 of this section, General standards for all PD districts, and the specific standards for the individual PD options in Subsection 3.6.3 of this section, Additional standards for PD districts. The four PD options are described more specifically as follows:

(1)

Planned Development-Residential District (PD-R). The purpose of the Planned Development-Residential (PD-R) District is to provide a mix of residential uses using innovative and creative design elements, while at the same time providing an efficient use of open space. Commercial uses may be allowed in the PD-R district primarily to serve the needs of the residents in the development.

(2)

Planned Development-Traditional Neighborhood Development District (PD-TND). The purpose of the Planned Development-Traditional Neighborhood (PD-TND) District is to provide landowner/developers with a flexible framework within which to develop a mixed-use traditional neighborhood development as an alternative to conventional development under the planned development (PD) regulations. The PD-TND standards are designed to encourage the development of compact mixed-use, small-lot, pedestrian-oriented communities.

(3)

Planned Development-Employment Center District (PD-EC). The purpose and intent of the Planned Development-Employment Center (PD-EC) District is to encourage the development of a mix of employment uses at appropriate locations within the City in a planned and aesthetically pleasing way. This is done by allowing design flexibility as well as a mix of office, research, light industrial, limited neighborhood commercial, and high-density residential uses that are reviewed as a plan for development.

(4)

Planned Development-Commercial District (PD-COMM). The purpose and intent of the Planned Development-Commercial (PD-COMM) District is to provide mixed-use retail and office development, with limited moderate and higher density residential uses integrated into the development above street levels and as separate stand-alone uses.

(C)

Procedures. Prior to development, all planned development districts shall be reviewed and approved or approved with conditions in accordance with Section 2.4.3, Planned development.

(D)

Standards. All planned development districts shall comply with the general standards of Subsection 3.6.2 of this section, General standards for PD districts, and the specific standards for the individual PD options in Subsection 3.6.3 of this section, Additional standards for PD districts.

3.6.2

General standards for all PD districts.

(A)

Development parameters. Prior to the approval of a PD zone district designation, the City Commission shall find the application for the PD zoning district designation and the required PD Master Plan complies with the following standards:

(1)

Master Plan. The PD Master Plan:

(a)

Identifies the general location of land uses within individual development areas or development pods and the mix of land uses;

(b)

Calculates the number, type, and mix of land uses, including the total number of residential units, residential densities, and nonresidential intensities within each development area or development pods and the total number, type, and mix of land uses for the entire PD Master Plan;

(c)

Identifies the general location of open space;

(d)

Identifies the location of environmentally sensitive lands, wildlife habitat, and stream corridors;

(e)

Identifies the on-site transportation circulation system including arterial and collector roads, existing or projected transit corridors, and pedestrian and bicycle pathways;

(f)

Identifies on-site potable water and wastewater facilities; and

(g)

Identifies the general location of all public facility sites serving the development, including transportation, potable water, wastewater, parks, fire, police, EMS, stormwater, solid waste and schools.

(2)

Consistency with the Comprehensive Plan. The PD zone district designation and the PD Master Plan is consistent with the Comprehensive Plan.

(3)

Compatibility with surrounding residential areas. Development along the perimeter of a PD district is compatible with adjacent existing or proposed future development. In cases where there are issues of compatibility, the PD Master Plan shall provide for transition areas at the edges of the PD district that provide for appropriate buffering and/or ensure a complimentary character of uses. Complimentary character shall be identified based on densities/intensities; lot size and dimensions; building height; building mass and scale; hours of operation; exterior lighting; and siting of service areas.

(4)

Development phasing plan. If there are phases of development proposed for the PD, a development phasing plan shall be provided for the PD Master Plan that identifies the general sequence or phases in which the land is proposed to be developed, including how residential and nonresidential development will be timed, how infrastructure and open space will be provided and timed, and how development will be coordinated with the City's capital improvements program. The phasing plan shall be established at the time of approval of the PD Master Plan. It is permissible for a development phasing plan to include only one phase.

(5)

Conversion schedule. The PD Master Plan may include a conversion schedule that identifies the range of conversion that may occur between different types of residential uses and between different types of nonresidential uses (i.e., residential to residential, or nonresidential to nonresidential) within the PD Master Plan. These conversions may occur within development areas and between development areas, as long as they occur within the same scheduled phase of development in the development phasing plan, and are consistent with established ranges of conversion set down in the conversion schedule.

(6)

Public facilities.

(a)

The PD Master Plan shall include a transportation component that demonstrates there is or will be adequate capacity concurrent with impacts of development on the City's road system to accommodate the development proposed in the PD Master Plan.

(b)

The PD Master Plan shall include a potable water and wastewater component that demonstrates adequate capacity for potable water and wastewater is available or will be available concurrent with impacts of development at the time development occurs to accommodate the development proposed in the PD Master Plan.

(c)

The PD Master Plan shall include a parks component that demonstrates that adequate parks and recreation facilities are available or will be available concurrent with impacts of development to accommodate the development proposed in the PD Master Plan.

(d)

The PD Master Plan shall include a solid waste component that demonstrates that adequate capacity for solid waste is available or will be available concurrent with impacts of development to accommodate the development proposed in the PD Master Plan.

(e)

The PD Master Plan shall include a stormwater component that demonstrates that adequate capacity for treatment of stormwater runoff is available or will be available concurrent with impacts of development to accommodate the development proposed in the PD Master Plan.

(7)

Planned development agreement. Concurrent with the approval of the adopting ordinance for the PD zone district designation and the PD Master Plan, a PD agreement shall be established binding the PD to any conditions placed in the adopting ordinance and PD Plan. The PD agreement shall include, but not be limited to:

(a)

The PD Master Plan, including any PD standards.

(b)

Conditions related to the approval of the PD Master Plan.

(c)

Conditions related to the form and design of development in the PD.

(d)

Provisions addressing how transportation, potable water, wastewater, stormwater management, park, and other public facilities will be provided to accommodate the development proposed for the PD Master Plan, and if phased, how public facilities will be phased accordingly.

(e)

Provisions related to environmental protection and monitoring.

(f)

Provisions addressing concurrency compliance requirements.

(g)

Any other provisions the City Commission determines is relevant and necessary to implement the terms and conditions of the PD Master Plan and any PD terms and conditions statements.

3.6.3

Additional standards for PD districts.

(A)

PD-R, Planned Development-Residential District.

(1)

Minimum area. A PD-R district shall be a minimum of ten acres in area. The City Commission may waive the minimum size requirement based on a finding that creative site planning through zoning to a PD-R district is necessary to address a physical development constraint, protect sensitive natural areas, or promote a community goal when more conventional development or subdivision would be difficult or undesirable given the constraints on development.

(2)

Uses. The uses allowed in the PD-R district are identified in Table 4.1-1, Table of Allowed Uses. Allowed uses are subject to any use regulations applicable to the PD-R district.

(3)

Densities/intensities. The densities for residential development and the intensities for nonresidential development for the PD Master Plan and PD-R district designation shall be established in the PD Master Plan, and shall be consistent with the Comprehensive Plan. Densities and intensities may exceed that allowed in the base zone districts being replaced by the PD-R district.

(4)

Dimensional standards. The dimensional standards of the underlying base zone district being replaced by the PD-R district shall be incorporated into the PD Master Plan and apply to each development area of the PD-R district unless they are modified in ways that are consistent with the general intent and goals for development of the PD-R district and the scale and character of development in the City. Dimensional standards shall include the following:

(a)

Minimum dimensional requirements. The minimum lot area, minimum lot width, minimum setback, maximum lot coverage, and maximum height for development.

(b)

Setbacks from adjoining residential uses. Minimum setbacks or buffers from adjoining residential development or zone districts.

(5)

Development standards. Unless otherwise specifically modified by a PD Master Plan, development in a PD-R district shall comply with the applicable standards Article 6, Development Standards. All modifications to a development standard in Article 6 shall be consistent with this section, and shall be included as a part of the PD Master Plan.

(a)

General development standards. The following Table 3.6-1, Development Standards Applicable in the PD-R District, specifies the development standards applicable to development in the PD-R district, and the procedure for modifying a development standard:

(b)

Public facilities standards. The PD Master Plan shall ensure that impacts from the development are addressed for the following public facilities:

(i)

Potable water. The PD Master Plan shall establish the general location of on-site potable water facilities and how they will connect to the City's potable water system consistent with City laws, and how dedication of land, easements, and/or on-site construction of all potable water facilities/improvements will occur in a manner that complies with City laws.

(ii)

Wastewater. The PD Master Plan shall establish the general location of on-site wastewater facilities and how they will connect to the City's or other wastewater lines and mains and sewer interceptor lines consistent with City laws, and how dedication of land, easements, and/or on-site construction of all wastewater facilities/improvements will occur in a manner that complies with City laws.

(iii)

Streets. The PD Master Plan District shall establish the design of public streets within the PD-R in ways that comply with all applicable City standards, except that right-of-way, pavement widths, street widths, required materials, turning radii, and other design standards may be modified or reduced by the City Commission where it is found that:

a.

The reduction or modification is necessary as a traffic-calming measure;

b.

The PD Master Plan provides for separation of vehicular, pedestrian, and bicycle traffic;

c.

Access for emergency service vehicles is not substantially impaired;

d.

Adequate off-street parking is provided for the uses proposed; and

e.

Adequate space for public utilities is provided within the right-of-way.

(iv)

Stormwater. The PD Master Plan District shall establish the design of a stormwater management system within the PD-R in ways that comply with all applicable City standards.

(v)

Other. The PD Master Plan shall establish the responsibility of the landowner/developer for providing right-of-way and easements and for constructing on-site facilities for all other infrastructure located on the site of the proposed PD-R district, including but not limited to, electrical utility lines, telephone lines, cable TV lines, or the underground conduit for such features. The PD Master Plan shall also establish the responsibility of the landowner/developer to make any other improvements as required by City ordinances, to guarantee construction of all required improvements, and, if requested by the City, to dedicate these improvements to the City in a form that complies with City laws. The PD Master Plan shall also specify the ownership, operation, and maintenance provisions for all on-site facilities not dedicated to the City.

(B)

PD-TND, Planned Development-Traditional Neighborhood Development District.

(1)

Area.

(a)

Minimum development size. The PD-TND district shall contain a minimum of ten contiguous acres of land. The City Commission may waive the minimum area requirement based on a finding that creative site planning is necessary to address a physical development constraint, protect sensitive natural areas, or promote a community goal when more conventional development or subdivision would be difficult or undesirable given the constraints on development.

(b)

Preferred development size. PD-TND districts should be designed to encourage pedestrian activity. Optimal size is generally measured in terms of the distance from the center to the edge of a neighborhood, which will result in a walk of five to ten minutes to meet most daily needs (an approximate distance between one-quarter and one-half mile).

(2)

Uses.

(a)

Generally. PD-TND districts should be structured to provide a balanced mix of uses, including residential, retail, employment, civic, and recreational uses, all within the same development. The integration of uses allows residents to meet more of their daily needs through shorter trips. In addition, provision of a variety of housing types shall be encouraged to allow a greater diversity of residents within the neighborhood.

(b)

Specific uses. The uses that are allowed in the PD-TND district are identified in Table 4.1-1, Table of Allowed Uses. Allowed uses are subject to any use regulations applicable to the PD-TND district.

(c)

Use mixing.

(i)

A minimum of 15 percent of the land area in a PD-TND district shall be devoted to nonresidential uses, including civic uses.

(ii)

Mixed residential and nonresidential uses are encouraged within a single project or structure, particularly integrated or vertical mixed-use projects, in which uses are located on different floors of a single structure.

(iii)

To encourage a diversity of residents, while at the same time preventing visual monotony in neighborhoods, PD-TND districts shall include a mix of lot sizes and/or dwelling unit types, including but not limited to single-family detached, single-family attached, two- to four-family, townhouse, live/work dwellings, upper-story dwellings or multiple-family dwellings.

(3)

Densities/intensities. The densities for residential development and the intensities for nonresidential development for the PD Master Plan and PD-TND district designation shall be established in the PD Master Plan, and shall be consistent with the Comprehensive Plan. Densities and intensities should be sufficient to support a compact, pedestrian-oriented environment, and may exceed that allowed in the underlying base zone district being replaced by the PD-TND district.

(4)

Dimensional standards. The dimensional standards of the underlying base zone district being replaced by the PD-TND district shall not apply to PD-TND districts; instead, the dimensional standards shall be established in the PD Master Plan, and shall comply with the following:

(a)

Buffers from adjoining residential uses. All PD-TNDs shall comply with any applicable standards that require minimum buffers from adjoining residential development or zone districts.

(b)

Setbacks and lot coverage.

(i)

Build-to/maximum setback lines that establish a strong street edge by bringing buildings to or close to the sidewalk line are encouraged. Front-loaded garages shall be set back at least two feet behind the front facade of the dwelling they serve, and in no instance shall the linear distance between a front-loaded garage and the sidewalk be less than 18 feet.

(ii)

Where setbacks are established they shall apply only to the enclosed portions of a building. Front porches and stoops, canopies, and colonnades shall be allowed to encroach into the setback, where a setback may be required. Second-story balconies may encroach up to five feet beyond a lot line that fronts a sidewalk, but in no instance shall the bottom of a balcony extending over a sidewalk be less than nine feet above grade.

(iii)

The maximum residential building footprint shall not exceed 50 percent of the lot, except that attached dwelling structures may exceed this figure if at least 30 percent of the lot area is developed as private open space.

(iv)

The maximum nonresidential structure footprint shall not exceed 70 percent of the lot, unless a minimum of ten percent of the lot area is developed as private open space.

(5)

Development standards.

(a)

Off-street parking and loading. The off-street parking and loading standards for a PD-TND district shall be established in the PD Master Plan in accordance with a master parking plan that is part of the PD Master Plan. PD-TNDs should take advantage of alternative parking strategies like shared parking, deferred parking, off-site parking, or other parking alternatives listed in Section 6.1, Off-street parking and loading standards, to maintain the pedestrian-oriented focus of traditional neighborhood development. Off-street surface parking located between a building and the street it fronts should generally be avoided.

(b)

Landscape/tree protection.

(i)

Generally. The landscaping, buffering, screening, and tree protection requirements for a PD-TND district shall be established in the PD Master Plan in accordance with a master landscape plan. Emphasis should be placed upon integration of land uses and avoidance of suburban-style landscape buffers between different land uses inside the development.

(ii)

Street trees. Shade or canopy trees shall be provided on both sides of all streets in PD-TND development (except alleys) based upon the following standards:

a.

Street trees shall be planted a maximum of five feet from the back of the curb;

b.

Street trees shall be planted a maximum of 40 feet on-center;

c.

Each street tree shall be surrounded by an area of pervious surface at least 25 square feet in size;

d.

Street trees shall comply with the standards in Section 6.2, Tree protection/landscape/xeriscape standards; and

e.

Understory or ornamental trees may be utilized in areas where overhead utilities exist.

(c)

Signage. Unless otherwise specifically modified by a PD Master Plan, the signage in a PD-TND district shall comply with the standards of Section 6.5, Signage. Any modifications to the standards of Section 6.5 shall be specified in a master sign plan included as part of the PD Master Plan. The master sign plan shall establish a design theme that is found to be more consistent with the unique characteristics of the site and surrounding area, as well as a uniform facade and design detail plan for all signs to be used in the development.

(d)

Exterior lighting. Unless otherwise expressly provided in these LDRs or in the PD Master Plan, development in PD-TND districts is subject to the exterior lighting standards of Section 6.4, Exterior lighting standards. Any modifications to the standards of Section 6.4, Exterior lighting standards, shall be specified in a master lighting plan included as part of the PD Master Plan.

(e)

Open space.

(i)

Generally. The design of PD-TNDs should give priority to open space, which should be located throughout the development to compensate for the smaller lot sizes normally associated with traditional neighborhood development. Open space should be designed in a hierarchy of formal and informal spaces and used to enhance community activity, identity, and civic pride.

(ii)

Set-aside. All development in a PD-TND district shall comply with the standards of Section 6.7, Open space standards, which shall not be reduced as part of the approval of any PD-TND district.

(iii)

Formal open space. Some portion of the open space provided within a PD-TND district should be located so as to serve as a central open space or gathering area for the development.

(iv)

Perimeter buffer. All PD-TND districts over 300 acres in area shall preserve/establish, to the maximum extent feasible, a buffer around the perimeter of the development. The perimeter buffer should provide both a buffer and a definable edge between the PD-TND district and adjacent development, and shall have a minimum width of 100 feet. The requirement for buffers may be waived in infill areas in order to maintain the continuity of the urban fabric.

(f)

Building configuration.

(i)

Public buildings and uses. Public buildings and uses, including, but not limited to, government offices, museums, schools, and libraries, serve as focal points and landmarks for the community within PD-TNDs, and should be located on prominent sites. The PD Master Plan shall designate the general location of publicly or privately owned civic lots for civic buildings and uses, including public monuments or gateways into an ensuing space, as the terminus of street vistas for all major internal streets. In addition, public buildings and uses shall be located fronting on or adjacent to a square, plaza, or village green whenever possible.

(ii)

Location and relationship between buildings. In PD-TNDs, private buildings should be used to define the street edge and the distinction between the public domain of the street and the private space of individual lots. To this end, buildings should have a fairly consistent, narrow setback alignment along the street frontage.

(iii)

Relationship between building types. Buildings in PD-TNDs should be built on a human-scale and designed with a common, harmonious architectural vocabulary and landscaping to lend an intimate and personal feel to the streetscape. The intent should not be to create a uniform appearance, but rather a distinct sense of place.

(g)

Environmental protection. All development in a PD-TND district shall comply with the standards of Section 6.9, Environmental protection standards, which shall not be reduced as part of the approval of any PD-TND district.

(h)

Public facilities. The PD Master Plan shall ensure that impacts from the development are addressed for the following public facilities:

(i)

Potable water. The PD Master Plan shall establish the general location of on-site potable water facilities and how they will connect to the City's potable water system consistent with City laws, and how dedication of land, easements and/or on-site construction of all potable water facilities/improvements will occur in a manner that complies with City laws.

(ii)

Wastewater. The PD Master Plan shall establish the general location of on-site wastewater facilities and how they will connect to the City's or other wastewater lines and mains and sewer interceptor lines consistent with City laws, and how dedication of land, easements, and/or on-site construction of all wastewater facilities/improvements will occur in a manner that complies with City laws.

(iii)

Streets. Streets in PD-TNDs should be designed to accommodate the needs of all modes of transportation, including bicycles, and have a strong pedestrian orientation. Traditional neighborhoods usually consist of an interconnected street pattern with short blocks, which provides multiple routes and short walking distances. To contribute to a more dynamic street environment, street travel lanes in PD-TNDs should be narrower than those in conventional developments; sidewalks should be located on both sides of each street and be separated from the curb by street trees; on-street parallel parking should be provided; and, where appropriate, rear lanes for access should be included.

(iv)

Stormwater. The PD Master Plan District shall establish the design of a stormwater management system within the PD-TND district in ways that minimize the visual impact of these facilities, while complying with all applicable City standards.

(v)

Other. The PD Master Plan shall establish the responsibility of the landowner/developer for providing right-of-way and easements and for constructing on-site facilities for all other infrastructure located on the site of the proposed PD-TND district, including but not limited to electrical utility lines, telephone lines, cable TV lines, or the underground conduit for such features. The PD Master Plan shall also establish the responsibility of the landowner/developer to make any other improvements as required by City ordinances, to guarantee construction of all required improvements, and, if requested by the City, to dedicate these improvements to the City in a form that complies with City laws.

(C)

PD-EC, Planned Development-Employment Center District.

(1)

Minimum area. The PD-EC district shall contain a minimum of ten contiguous acres of land. The City Commission may waive the minimum area requirement based on a finding that creative site planning through designation to a PD-EC district is necessary to address a physical development constraint, protect sensitive natural areas, or promote a community goal when more conventional development or subdivision would be difficult or undesirable given the constraints on development.

(2)

Uses.

(a)

Generally. PD-EC districts are intended to provide for a mix of different employment uses in close proximity to one another. The uses that may be included within the PD-EC district are identified in Table 4.1-1, Table of Allowed Uses. Allowed uses are subject to any use regulations applicable to the PD-EC district.

(b)

Medium- and high-density residential. In addition to employment uses, medium and high-density residential uses (see Table 4.1-1, Table of Allowed Uses) are allowed uses in a PD-EC district, but shall not exceed 25 percent of the entire building square footage of the district. (Single-family detached uses are not allowed in the PD-EC district.)

(c)

Commercial. Retail sales and service uses are also allowed as accessory uses to the employment uses, as long as they do not exceed five percent of the entire building square footage of the PD-EC district.

(3)

Intensities/densities. The intensities for nonresidential development and densities for residential development in the PD Master Plan shall be consistent with the Comprehensive Plan. Densities and intensities may exceed that allowable in the underlying base zone district being replaced by the PD-EC district.

(4)

Dimensional standards. The dimensional standards of the underlying base zone district in existence prior to the establishment of the PD-EC district shall be incorporated into the PD Master Plan and PD-EC district unless they are modified in ways that are consistent with the general intent and goals for development of the PD-EC district and the scale and character of development in the City. Dimensional standards shall include the following:

(a)

Minimum dimensional requirements. The minimum lot area, minimum lot width, minimum setback, maximum lot coverage, and maximum height for development.

(b)

Buffers from adjoining residential uses. All PD-EC districts shall comply with any applicable standards that require minimum buffers from adjoining residential development or zone districts.

(5)

Development standards. Unless otherwise specifically modified by a PD Master Plan, development in a PD-EC district shall comply with the applicable standards Article 6, Development Standards. All modifications to a development standard in Article 6 shall be consistent with this section, and shall be included as a part of the PD Master Plan.

(a)

General development standards. The following Table 3.6-2, Development Standards Applicable in the PD-EC District, specifies the development standards applicable to development in the PD-EC district, and the procedure for modifying a development standard:

(b)

Perimeter buffer standards. In addition to the standards in Table 3.6-2, Development in a PD-EC shall comply with the following standards:

(i)

A landscaped buffer with a minimum width of 50 feet shall be required surrounding the entire PD-EC development. Such buffer areas shall be developed and maintained in accordance with Section 6.2.2(D)(3), Perimeter buffers.

(ii)

The City Commission may modify the width of the perimeter buffer based on the proposed buffer's ability to mitigate potential adverse impacts on adjacent properties and rights-of-way.

(iii)

Up to 100 percent of the perimeter buffer area may be credited towards satisfying the common open space requirements if the City Commission finds that the buffer area substantially meets the locational and design standards for open space established in Section 6.7, Open space standards.

(c)

Public facilities. The PD Master Plan shall ensure that impacts from the development are addressed for the following public facilities:

(i)

Potable Water. The PD Master Plan shall establish the general location of on-site potable water facilities and how they will connect to the City's potable water system consistent with City laws, and how dedication of land, easements, and/or on-site construction of all potable water facilities/improvements will occur in a manner that complies with City laws.

(ii)

Wastewater. The PD Master Plan shall establish the general location of on-site wastewater facilities and how they will connect to the City's or other wastewater lines and mains and sewer interceptor lines consistent with City laws, and how dedication of land, easements, and/or on-site construction of all wastewater facilities/improvements will occur in a manner that complies with City laws.

(iii)

Streets. The design of public streets within a PD-EC district shall comply with all applicable City standards, except that right-of-way, pavement widths, street widths required materials, turning radii, and other design standards may be modified or reduced by the City Commission where it is found that:

a.

The reduction or modification is necessary as a traffic-calming measure;

b.

The master plan for the PD provides for separation of vehicular, pedestrian and bicycle traffic;

c.

Access for emergency service vehicles is not substantially impaired;

d.

Adequate off-street parking is provided for the uses proposed; and

e.

Adequate space for public utilities is provided within the right-of-way.

(iv)

Stormwater. The PD Master Plan District shall establish the design of a stormwater management system within the PD-EC district in ways that minimize the visual impact of these facilities, while complying with all applicable City standards.

(v)

Other. The PD Master Plan shall establish the responsibility of the landowner/developer for providing right-of-way and easements and for constructing on-site facilities for all other infrastructure located on the site of the proposed PD-EC district, including but not limited to electrical utility lines, telephone lines, cable TV lines, or the underground conduit for such features. The PD Master Plan shall also establish the responsibility of the applicant to make any other improvements as required by City ordinances, to guarantee construction of all required improvements, and, if requested by the City, to dedicate these improvements to the City in a form that complies with all relevant laws.

(D)

PD-COMM, Planned Development-Commercial District.

(1)

Minimum area. A PD-COMM district shall be a minimum of ten acres in area. The City Commission may waive the minimum size requirement based on a finding that creative site planning through zoning to a PD-COMM district is necessary to address a physical development constraint, protect sensitive natural areas, or promote a community goal when more conventional development or subdivision would be difficult or undesirable given the constraints on development.

(2)

Uses. The uses allowed in the PD-COMM district are identified in Table 4.1-1, Table of Allowed Uses. Allowed uses are subject to any use regulations applicable to the PD-COMM district. A mix of retail and office with moderate and higher density residential uses above street levels is encouraged.

(3)

Densities/intensities. The densities for residential development and the intensities for nonresidential development for the PD Master Plan and PD-COMM district designation shall be established in the PD Master Plan, and shall be consistent with the Comprehensive Plan. Densities and intensities may exceed that allowed in the previously-existing base zoning district being replaced by the PD designation.

(4)

Dimensional standards. The dimensional standards of the underlying base zone district being replaced by the PD-COMM district shall be incorporated into the PD Master Plan and apply to each development area of the PD-COMM district unless they are modified in ways that are consistent with the general intent and goals for development of the PD-COMM district and the scale and character of development in the City. Dimensional standards shall include the following:

(a)

Minimum dimensional requirements. The minimum lot area, minimum lot width, minimum and maximum setbacks, maximum lot coverage, maximum height for development, and maximum individual building size.

(b)

Setbacks from adjoining residential uses. Minimum setbacks from adjacent residential development or zone districts.

(5)

Development standards. Unless otherwise specifically modified by a PD Master Plan, development in a PD-COMM district shall comply with the applicable standards Article 6, Development Standards. All modifications to a development standard in Article 6 shall be consistent with this section, and shall be included as a part of the PD Master Plan.

(a)

General development standards. The following Table 3.6-3, Development Standards Applicable in the PD-COMM District, specifies the development standards applicable to development in the PD-COMM district, and the procedure for modifying a development standard:

(b)

Public facilities standards. The PD Master Plan shall ensure that impacts from the development are addressed for the following public facilities:

(i)

Potable water. The PD Master Plan shall establish the general location of on-site potable water facilities and how they will connect to the City's potable water system consistent with City laws, and how dedication of land, easements, and/or on-site construction of all potable water facilities/improvements will occur in a manner that complies with City laws.

(ii)

Wastewater. The PD Master Plan shall establish the general location of on-site wastewater facilities and how they will connect to the City's or other wastewater lines and mains and sewer interceptor lines consistent with City laws, and how dedication of land, easements, and/or on-site construction of all wastewater facilities/improvements will occur in a manner that complies with City laws.

(iii)

Streets. The PD Master Plan District shall establish the design of public streets within the PD-COMM in ways that comply with all applicable City standards, except that right-of-way, pavement widths, street widths, required materials, turning radii, and other design standards may be modified or reduced by the City Commission where it is found that:

a.

The reduction or modification is necessary as a traffic-calming measure;

b.

The PD Master Plan provides for separation of vehicular, pedestrian, and bicycle traffic;

c.

Access for emergency service vehicles is not substantially impaired;

d.

Adequate off-street parking is provided for the uses proposed; and

e.

Adequate space for public utilities is provided within the right-of-way.

(iv)

Stormwater. The PD Master Plan District shall establish the design of a stormwater management system within the PD-COMM in ways that comply with all applicable City standards.

(v)

Other. The PD Master Plan shall establish the responsibility of the landowner/developer for providing right-of-way and easements and for constructing on-site facilities for all other infrastructure located on the site of the proposed PD-COMM district, including, but not limited to, electrical utility lines, telephone lines, cable TV lines, or the underground conduit for such features. The PD Master Plan shall also establish the responsibility of the landowner/developer to make any other improvements as required by City ordinances, to guarantee construction of all required improvements, and, if requested by the City, to dedicate these improvements to the City in a form that complies with City laws. The PD Master Plan shall also specify the ownership, operation, and maintenance provisions for all on-site facilities not dedicated to the City.

(Ord. No. 18-08, § 3(Exh. A), 4-9-2018)

3.7.1

Purpose and intent. Lands in the City may be classified into one of the base zone districts in Section 3.2, Conservation district, Section 3.3, Agricultural district, Section 3.4, Residential districts, or Section 3.5, Business districts, and also one of the overlay districts set forth in this section. Where land is classified into an overlay district as well as a base zone district, the regulations governing development in the overlay district shall apply in addition to those required by the base zone district. In the event of a conflict between the standards governing a base zone district and those governing an overlay district, the standards governing the overlay district shall control.

3.7.2

Districts.

(A)

HO, Historic Overlay District.

(1)

General purposes. The City recognizes its historic and architectural resources are assets that are important to its health, safety, and economic, educational, cultural, and general welfare. The general purposes of the Historic Overlay (HO) District are to:

(a)

Protect the beauty of the City and improve the quality of its environment through identification, recognition, conservation, maintenance and enhancement of its historic and architectural resources;

(b)

Protect designated land and buildings or structures having historic and architectural significance from the intrusion of development that fails to protect such significance;

(c)

Stabilize and improve property values in such districts, strengthening the local economy;

(d)

Foster civic pride; and

(e)

Encourage redevelopment of the City's downtown.

(2)

Applicability. The standards in this section shall apply to the following areas:

(a)

The City of Alachua Downtown Historic District, which includes all lots in an area bounded by Northwest 145th Avenue, Northwest 145th Terrace, Northwest 148th Place, and 138th Terrace as depicted on the map of the district maintained in the office of the LDR Administrator; and

(b)

Any other Historic Overlay District established in accordance with Section 2.4.5.

(3)

Standards for designation of a new HO district. Lands or buildings or structures shall be presumed to have historical or archeological significance if they meet one or more of the following standards:

(a)

Two-thirds of the land is listed on the National Register of Historic Places or the State of Florida Historical Register (State master site file);

(b)

The lands are within a district listed on the National Register of Historic Places or the State of Florida Historical Register (State master site file);

(c)

The lands area site of archeological significance to the City, State or Nation;

(d)

The lands or buildings are a site of a significant event in the history of the City, State or Nation;

(e)

The lands or buildings are a site identified with a person who made significant contributions of historical noteworthiness to the City, State or Nation;

(f)

It is a building or structure identified as the work of a master builder, designer, or architect whose individual work has influenced the development of the City, State or Nation;

(g)

Its value as a building is recognized for the quality of its architecture, and it retains sufficient elements showing its architectural significance;

(h)

It has distinguishing characteristics of an architectural style, value for the study of a period, method of construction, or use of indigenous materials; or

(i)

Its character is a geographically definable area possessing a significant concentration, or continuity of sites, buildings, objects or structures united in past events that is of historical significance to the City, State or Nation.

In addition, the proposed district must have the support of a minimum of two-thirds of the property owners within the district.

(4)

Designation or amendment of HO district boundaries.

(a)

The procedures for a designation or amendment of HO district boundaries shall be as provided for as an amendment to the Official Zoning Atlas pursuant to Section 2.4.5, Historic Overlay (HO) District classification.

(b)

The advisability of amending the HO district boundary is a matter committed to the legislative discretion of the City Commission and is not controlled by any one factor. In considering an amendment to the HO district boundary, the City Commission shall consider the factors identified in Subsection 3.7.2(A)(3) of this section, Standards for designation of a new HO district.

(5)

HO district development standards.

(a)

Certificate of appropriateness required. Once land, buildings, or structures are classified within an HO district, no demolition, removal, relocation, new construction, addition, or alteration of exterior architectural features shall occur within the district without the issuance of a certificate of appropriateness in accordance with Section 2.4.6, Certificate of appropriateness. The certificate shall occur prior to any demolition, new construction, addition, or alteration of exterior architectural features.

(b)

Visual compatibility standards. All new construction of any type and all exterior changes to existing structures in a HO district shall comply with the terms and conditions of a certificate of appropriateness issued pursuant to the procedures set forth in Section 2.4.6.

(B)

NCO, Neighborhood Conservation Overlay District.

(1)

General purposes. Neighborhood Conservation Overlay (NCO) Districts are established and intended to conserve residential neighborhoods and areas in the City that retain the character of early periods of development, stabilize and improve property values in such areas, and promote new construction that is compatible with the character of such areas. These requirements will overlay or supplement the applicable standards found in the underlying zone districts, while not affecting permitted uses.

(2)

List of specific NCO districts and purposes and standards. The following NCO districts are designated in the City:

(a)

North Main NCO District.

(b)

College Heights NCO District.

(3)

Minimum standards for designation of a NCO district. The following shall be the minimum standards that must be met prior to the City Commission designating an NCO district:

(a)

The NCO district designation shall be reviewed and approved by the City Commission as a site-specific amendment to the Official Zone District Atlas, in accordance with Section 2.4.2, Site specific amendment to Official Zoning Atlas;

(b)

At least 65 percent of the land area within the proposed district, not including street and other rights-of-way, is currently developed;

(c)

Record owners of more than 50 percent of the land included in the district, excluding public rights-of-way, shall consent to the NCO district designation;

(d)

Development patterns in the district evidence an ongoing effort to maintain or rehabilitate the character and physical features of existing buildings in the district;

(e)

There is existing or potential pressure for new development or redevelopment and new infill development; and

(f)

The development standards applied to the district shall encourage the retention of the general character and appearance of existing development in the district.

(4)

Uses. Permitted and special exception uses allowed in the underlying zone district shall be allowed in the NCO district, unless modified by the NCO district standards.

(5)

Specific development standards. All new development in a NCO district shall comply with the following development standards. In the case of conflict between these NCO district development standards and any other provision of these LDRs (including those contained in Article 6, Development Standards), these NCO district development standards shall govern.

(a)

Orientation. The building fronts of all new residential structures shall be oriented towards the front yards of the lot.

(b)

Average front setbacks.

(i)

When more than 50 percent of the existing front setbacks on the same and facing block faces (both sides of the street) are less than the minimum required by the underlying zone district, development shall use an average front setback rather then the minimum front setback for the underlying zone district.

(ii)

The average front setback is the average of the existing front setbacks of buildings located on the same and facing block faces as the proposed development.

(iii)

For purposes of subsections 3.7.2(B)(5)(b)(i) and (ii) of this section, only lots with similar uses to the use proposed for development are included in the calculations.

(iv)

If lots on the same or facing block face are vacant, the setback that exists on such vacant lots is the minimum front setback required by the underlying zone district or approved subdivision plat.

(c)

Contextual building heights.

(i)

Notwithstanding the maximum height standards established in Section 5.1 for the underlying base zone district, the height of new development may fall at any point between the height of existing buildings on either or both lots adjacent to the subject lot.

(ii)

If lots on either side of the subject lot are vacant, the "contextual" building height shall be no more than 125 percent of the height of the tallest building on the same block face.

(d)

Residential lot coverage limits. The lot coverage of a proposed residential dwelling shall be at least 75 percent and no more than 125 percent of the average lot coverage of other dwelling units located on the same or facing block face (both sides of the street).

(e)

Structure appearance. New development in an NCO district shall be generally compatible with the design and appearance of other existing structures on the block face. At least three of the following features of the new construction must be substantially similar to the majority of other buildings on the same or facing block (both sides of the street):

(i)

Roof pitch;

(ii)

Roof material;

(iii)

Roof overhang;

(iv)

Exterior building material;

(v)

The shape, size, and alignment of windows and doors; or

(vi)

Front porches or porticos.

(f)

Preservation of special district features. To the maximum extent feasible, best efforts shall be applied to preserve historic, culturally significant, and unique structures in the district, as well as trees worthy of preservation.

(g)

Specific neighborhood design standards. The City Commission may adopt additional neighborhood design standards specific to a proposed NCO district, and all new development in the specific NCO district shall comply with those standards. In the case of conflict between these adopted NCO district standards and any other provision of these LDRs, the specific NCO district standards shall apply.

(C)

U.S. Highway 441/Interstate 75 Gateway Overlay District.

(1)

General purposes. In recognition of the importance of promoting the City as an attractive, vibrant, and economically prosperous community, and in accordance with the requirements of Future Land Use Element Policy 1.3.f.1 of the City's Comprehensive Plan, the City hereby creates the U.S. Highway 441/Interstate 75 Gateway Overlay District for the purpose of:

(a)

Welcoming existing and future residents and visitors to the City;

(b)

Promoting Alachua as an attractive, vibrant, and economically prosperous community;

(c)

Establishing consistent and harmonious design standards in order to unify the visual quality of the Gateway Overlay District;

(d)

Creating an enhanced visual gateway to an area that serves as a main entrance to the City;

(e)

Improving the sense of place and community;

(f)

Creating a positive impression of the City, reflecting community values;

(g)

Maintaining and enhancing property values; and

(h)

Protecting the public health, safety, and welfare.

(2)

Applicability.

(a)

The standards of this section shall apply to all lands that lie within 2,000 feet of the radius of the center point of the interchange of U.S. 441 and I-75.

(b)

The standards of this section shall apply to the entire parcel when all or a portion of a parcel is located within the Gateway Overlay District.

(c)

All proposed uses on property located within the Gateway Overlay District shall comply with all of the requirements of this section.

(d)

All proposed uses on property located within the Gateway Overlay District shall be subject to the development standards set forth in the underlying zoning district, unless a more restrictive standard is established in this section.

(e)

Existing legally approved development on property located within the Gateway Overlay District shall be considered to be a legal nonconformity subject to the nonconformity requirements set forth in Article 8.

(3)

Exemptions.

(a)

Properties with a zoning designation of Planned Unit Development (PUD) or Planned Development (PD) as of the effective date of these regulations (May 23, 2011) shall be exempt from Section 3.7.2 (C) in its entirety.

(b)

Upon written application, the LDR Administrator may grant exemptions from Section 3.7.2(C)(5), Development Standards, for parcels or portions of a parcel that would otherwise be included in the Gateway Overlay District, based on one or more of the following findings:

(i)

Due to site topography, the development of the property or portion of the property to be exempted will not be substantially visible from I-75 or U.S. 441.

(ii)

The property is proposed to be developed with a residential, passive recreation, or agricultural related use located on an individual parcel that is not part of a subdivision permitted after the effective date of these regulations.

(4)

Prohibited uses.

(a)

Permitted and special exception uses allowed in the underlying zoning designation shall be allowed in the U.S. 441/1-75 Gateway Overlay District, unless modified by the Overlay District standards of this section. The following uses shall be prohibited within the U.S. 441/1-75 Gateway Overlay District:

(i)

Automobile body shop.

(ii)

Commercial parking lot or structure.

(iii)

Crematory.

(iv)

Funeral home.

(v)

Laundromat.

(vi)

Machine shop.

(vii)

Outdoor display of any type of motorized vehicles, boats, or equipment for sale or rental, except for automobile rentals associated with hotels or motels.

(viii)

Outdoor kennel.

(ix)

Recycling drop-off center.

(x)

Sexually oriented businesses.

(xi)

Tattoo parlors.

(5)

Development standards.

(a)

Building design and orientation.

(i)

Architectural elevation plans, drawn to scale, shall be required for all projects involving exterior renovation or new construction.

(ii)

Except for roofs, metal shall not be used as a finish building material.

(iii)

When two or more buildings are proposed on a single lot of record, the primary building shall be oriented to face the public right-of-way.

(iv)

All accessory structures shall be of comparable design and building materials to the principal structure.

(v)

Glazing shall constitute a minimum of 35 percent of the ground floor area when a building faces and is substantially visible from U.S. 441 or I-75.

(vi)

Exterior building walls facing a public right-of-way shall incorporate no fewer than three architectural elements comparable to those listed below. Architectural elements contributing to this requirement shall have sufficient visual impact to be noticeable from the public right-of-way, and may include, but not be limited to:

a.

Accent materials.

b.

Public art.

c.

Architectural details, such as tile work and molding integrated into the building façade.

d.

Recesses and/or projections.

e.

Roof overhang, which shall vary according to building width, as follows: one-foot overhang for buildings less than 50 feet in width, two-foot overhang for buildings 50 to 100 feet in width, and three-foot overhang for buildings greater than 100 feet in width.

f.

Varied roof lines.

g.

Articulated cornice lines.

h.

Canopies, awnings, and/or porticos.

i.

Use of brick in at least 30 percent of the façade.

j.

Window shutters.

k.

Change in building materials.

l.

Prominent public entrances defined by substantive architectural features.

m.

Fountain or other water feature.

(b)

Fencing.

(i)

With the exception of ornamental fencing, fences erected after the effective date of these regulations for property with frontage along U.S. 441 shall be installed in the side or rear yard only. Ornamental fencing may be erected inside the front yard.

(c)

Outside storage areas.

(i)

All accessory outdoor storage areas shall be screened in accordance with Section 4.4.4(E). Such screening requirements shall apply to the parking of all vehicles used for commercial purposes.

(ii)

Areas for outdoor storage and loading shall be incorporated into the primary building design. Construction materials for such areas shall be of comparable quality and appearance as the primary building.

(iii)

Areas for trash collection shall:

a.

Be enclosed with a wall that is:

i.

A minimum of 8' in height

ii.

Constructed with masonry, stone, or other similar materials;

iii.

Of comparable architectural design to principal structure; and

iv.

Gated in accordance with Section 6.2.3 (B)

b.

Be located to the rear of the principal structure;

c.

Not project beyond the front building line of the principal structure; and

d.

Have a three-foot landscaped buffer around the perimeter of the trash collection area. Such buffer must be landscaped with a mixture of shrubs, flowers, and/or other plantings native to the area.

(d)

Street buffer.

(i)

Buffering for properties with frontage along I-75 and U.S. 441 shall meet the requirements of Section 6.2.3(E).

(ii)

The minimum landscaped buffer width shall be 15 feet. No existing, dedicated, or reserved public or private right-of-way shall be included in the calculation of the buffer width.

(iii)

Live Oak shall be used as the required canopy tree. Applicants shall use the following plant materials, in order to create a consistent and uniform planting program for the Gateway Overlay District:

a.

American Holly.

b.

Crape Myrtle.

c.

Drake Elm.

d.

Ligustrum.

e.

Red Maple.

f.

Southern Magnolia.

g.

Southern Red Cedar.

h.

Oak.

i.

Bradford Pear.

(e)

Parking areas.

(i)

All parking areas shall be designed to avoid the appearance of a large expanse of pavement, and shall be conducive to safe pedestrian access and circulation.

(ii)

No more than 25 percent of required parking shall be located in the front of the principal structure, for properties with frontage along U.S. 441. The percentage may be adjusted by the LDR Administrator if the applicant provides written information demonstrating that the property's characteristics, such as size and/or site topography, prevent the applicant from meeting this requirement. Under no circumstances shall be percentage of required parking located in front of the principal structure exceed 50 percent, and shall be the minimum necessary.

(iii)

Parking spaces shall not be located within a public right-of-way.

(f)

Loading areas.

(i)

Loading areas shall not face a public right-of-way and shall be located at the rear of the principal structure when feasible.

(g)

Access.

(i)

Any parcel or assembly of parcels having frontage along U.S. 441 shall be permitted only one direct access. New development shall be designed for cross access to adjacent parcels.

(h)

Signage. Except as stated below, signs within the Gateway Overlay District shall comply and be subject to the standards in Section 6.5.

(i)

Prohibited signs.

a.

Billboards.

b.

Signs that display video or images.

c.

Balloons, streamers, and air- or gas-filled figures.

d.

Promotional beacons, searchlights, and/or laser lights/images.

e.

Signs that emit audible sounds, smoke, vapor, particles, or odor.

f.

Signs on utility poles or trees.

g.

Signs or advertising devices attached to any vehicle or trailer so as to be visible from public right-of-way, including vehicles with for sale signs and excluding vehicles used for daily transportation, deliveries, or parked while business is being conducted on-site.

h.

Neon tubing used to line the windows, highlight architectural features on the building, or used as part of a sign, excluding incidental signs as provided for in Section 2.4.11.

(ii)

Freestanding signs.

a.

Monument signs shall be permitted within the Gateway Overlay District.

b.

A monument sign, including its structure, shall not exceed 16 feet in height.

c.

A sign and its structure shall be composed of materials identical to or similar in appearance, color, and texture to the materials used for the building to which the sign is accessory.

d.

A sign and its structure shall not exceed 100 square feet per side. Changeable copy signs shall only be allowed to comprise up to 50 percent of the total sign area.

e.

Properties with buildings containing multiple tenants or shopping centers shall be limited to one freestanding sign for any one premises, except that a parcel with more than 400 feet of frontage on one or more roads may have two freestanding signs, which must be separated from each other by at least 150 feet of road frontage. A sign and its structure shall not exceed 150 square feet per side. Changeable copy signs shall only be allowed to comprise up to 30 percent of the total sign area.

(iii)

Window signs.

a.

Window signs shall be incorporated into the overall sign area allowed for wall signage as per Section 6.5.4(C)(2).

b.

Signage on any individual window shall not comprise more than 25 percent of the window area.

(iv)

Landscaping and buffering.

a.

All freestanding signs shall provide a landscaped area around base of the sign meeting the following standards:

i.

Installation of a three-foot landscaped buffer around the base of the sign.

ii.

Such buffer must be landscaped with a mixture of shrubs, flowers, and/or other plantings native to the area.

iii.

Xeriscaping shall be utilized to the fullest extent possible to promote sustainable landscaping.

iv.

Provisions shall be made for irrigation if xeriscaping is not utilized.

(v)

Nonconforming signs.

a.

Nonconforming signs shall be subject to the nonconforming standards as established in Article 8.

(Ord. No. 11-06, § 3, 5-23-2011; Ord. No. 14-08, § 3(Exh. A), 9-8-2014; Ord. No. 18-01, § 3(Exh. A), 10-23-2017; Ord. No. 19-22, § 3(Exh. A), 3-25-2019; Ord. No. 19-31, § 3(Exh. A), 7-22-2019; Ord. No. 25-04 meeting, § 3(Exh. A), 1-13-2025)