The City is divided into zoning districts of such number, shape, characteristics, area, common unity of purpose, adaptability, or use as will accomplish the objectives of the comprehensive plan and this Code.

(a)

Zoning map. The City shall be divided by this Code into zoning districts, the boundaries and designations of which shall be shown on a map, covering in time the entire area of the City of Brooksville and identified as the City of Brooksville Zoning Map, hereafter referred to as the zoning map.

(b)

Zoning boundary lines. Except where referenced on the zoning map to a street boundary line or other designated line by dimensions shown on such map, the zoning district boundary lines are intended to follow lot lines, stream and shore lines, and the center line of street or alleys or rights-of-way as they existed at the time of the adoption of the map or any amendments of the same.

(c)

Zoning districts.

(1)

Residential districts. Residential districts provide for detached and attached residential housing development on a variety of lot sizes in accordance with the City of Brooksville Comprehensive Plan. Accessory uses, compatible related support uses for residential development, Special Exception Uses, Special Uses and Conditional Uses may also be permitted.

a.

R-1A residential district. The R-1A district is designed to permit and protect low-density single-family development.

b.

R-1B residential district. This district is designed to allow and protect medium-density single-family development.

c.

R-1C residential district. The R-1C district is designed primarily to permit the continued and new development of platted higher-density single-family residential areas.

d.

R-1D residential district. The R-1D district is designed to permit higher-density single lot, principal building residential development consisting of conventional single-family dwellings.

e.

R-2 residential district. The R-2 district is designed to permit medium-density residential development allowing both single-family and two-family dwellings.

f.

R-3 residential district. The R-3 district is designed to permit higher-density single lot, principal building residential development allowing both single-family and multiple-family dwellings.

(2)

Office and commercial districts. The office districts provide for a combination of office, institutional and residential uses, compatible Special Exception Uses, compatible Special Uses and compatible related support uses under the provisions of this ordinance. The commercial districts provide for various retail sales, personal services, office and institutional uses, accessory uses as appropriate thereto and compatible supporting uses, as well as selected Special Uses and Special Exception Uses, all at appropriate intensities and in locations in accordance with the City of Brooksville Comprehensive Plan.

a.

PR professional office and residential district. The PR district provides primarily for residential development and low intensity office uses compatible with existing residential areas. The district permits conversion of residential structures or the construction of new structures for office and related uses. In addition, this district may be used to provide a buffer between residential and more intensive office and commercial districts.

b.

P-1 professional office district. This district is designed to encourage the compatible development of major professional and related office complexes in predominately developed areas which are suitable for such activities.

c.

C-1 general commercial district. This district is designed to encourage and facilitate commercial activities intended to serve a relatively large trade area and include major shopping facilities and goods oriented to pedestrian shoppers in areas sufficiently large enough to meet the needs of several types and varieties of general commercial activities.

d.

C-2 highway commercial district. The C-2 district is designed to permit the development of commercial areas at appropriate locations on major highways in predominately developed areas and is intended to meet the needs of motorists and other consumers through the provision of automobile-oriented commercial activities located in a desirable grouping rather than in a strip or linear fashion along the highway. All properties zoned C-3 prior to the adoption of this ordinance shall be considered to be zoned C-2.

e.

C-4 neighborhood commercial district. The C-4 district is designed to permit the development of local commercial areas which are properly located in regard to both adjacent streets and surrounding residential areas and is intended to serve local neighborhood needs through the provision of easily accessible convenience goods and personal services.

(3)

Industrial districts. The industrial districts provide primarily for manufacturing, processing, assembly, warehousing, storage and related uses at appropriate intensities and locations in accordance with the City of Brooksville Comprehensive Plan.

a.

CIS-1 commercial-industrial storage district. The CIS-1 district is intended to permit the development of wholesale and storage activities located in predominately developed areas which are desirable for such uses.

b.

I-1 industrial district. The I-1 district is designed to encourage the development of a coordinated and related industrial complex located in predominately developed areas where there are sites sufficiently large enough to meet the needs of limited types and varieties of industrial activities.

c.

I-2 industrial district. The I-2 district is designed to encourage the development of a coordinated and related light industrial complex located in predominately developed areas where there are sites sufficiently large enough to meet the needs of limited types and varieties of light industrial activities.

(4)

PDP planned development project district. The purpose of the planned development project district (PDP) is to allow the development of land uses that are in conformance with the adopted future land use element of the City of Brooksville Comprehensive Plan. PDPs shall encourage maximum land development opportunities and well-designed developments that are characterized by unique conditions or situations which other zoning districts cannot accommodate, including, but specifically not limited to, unusual physical or environmental features, transportation, access, and/or a mixture of appropriate land uses which may not otherwise be permitted in other districts.

(5)

AG agricultural district. The agricultural district is designed to promote and encourage the conservation and utilization of prime and productive agricultural land as well as the preservation of the open character of certain lands, which, by virtue of their topography, soil types, natural resources or relationship to other land use areas should be carefully reviewed and evaluated prior to their possible development.

(6)

Special overlay districts.

a.

HCBRD historic central business/residential overlay district. The zoning overlay district and design standards implement the vision, principles and strategies of the City of Brooksville Comprehensive Plan's Community Redevelopment Plan.

b.

HCC historic and cultural conservation overlay district. The overlay district is applicable to general areas having concentrations of structures of substantial historic, architectural or cultural significance, or for individual structures and premises designated as having such significance.

c.

PFS public facilities and services overlay district. The PFS is a special purpose overlay district intended for locations at which facilities are provided to serve public, semi-public, and private purposes. Such purposes include governmental, religious, educational, health care, social service, and special facilities.

No building, structure or land shall be used, nor shall any use be established unless it complies with the requirements of this ordinance.

(a)

Permitted principal uses. The purpose of listing the permitted principal uses contained within Table 2-2, Table of Allowable Uses, is to identify all principal uses that may be permitted on properties within each zoning district.

(b)

Permitted accessory uses. Accessory uses are those uses which are customarily subordinate to, integrated with, and clearly incidental to a principal use on the same property. The Table of Allowable Uses identifies certain accessory uses that may be permitted within the zoning districts.

(c)

Conditional Uses. Conditional Uses are those uses which require additional design standards to ensure compatibility with adjacent uses and the surrounding neighborhood. The design standards supplement and are in addition to the standards and criteria otherwise required within this Code. Unless otherwise required herein, compliance with these supplemental standards shall be determined during development review and shall not require any additional procedural steps or review processes.

(d)

Special Exception Uses. Special Exception Uses are uses and structures which may be permissible within each zoning district. The Special Exception Uses which are listed are considered to be uses which may be appropriate in a zoning district but require individual review as to their particular characteristics, impacts and location to determine if special conditions are necessary in order to protect the health, safety and general welfare of the City's residents. Requests for Special Exception Uses shall be reviewed by the Planning and Zoning Commission.

(e)

Special Uses. Special Uses are uses and structures which would not be appropriate generally or without special study throughout the zoning district but which, if controlled as to number, size, location or relation to the neighborhood, would promote the public health, safety and general welfare. Requests for Special Uses shall be reviewed by the Planning and Zoning Commission and City Council.

The following table indicates the categories of uses which are allowable in each standard zoning district within the City of Brooksville. The categories of uses are arranged in the vertical column on the left side of the table and the zoning districts are listed across the top. "P" indicates that the use is permitted, subject to the standards of this Code. "C" indicates the use is a Conditional Use that may be allowed in the identified district pursuant to conformance with the design standards contained in Article IV. No public hearing is required for Conditional Uses. An "SE" designates uses as Special Exception Uses that may be established in the district, pursuant to a noticed public hearing as described in Article VIII and in conformance with the standards contained in Article IV. An "SU" designates uses as Special Uses that may be established in the district, pursuant to a noticed public hearing as described in Article VIII and in conformance with the standards contained in Article IV. An "A" indicates the use is an accessory Use that may be established in the district pursuant to the requirements of Article IV. A blank space indicates that the use is prohibited. All uses are subject to the development standards of the zoning district in which it is to be located as well as all other rules and regulations of this Code and the City of Brooksville. Properties with an overlay designation shall be governed by the underlying zoning district and may be permitted additional uses as indicated in the use matrix.

All uses are potentially permitted in planned development project (PDP) districts, subject to the policies of the comprehensive plan, the requirements of Article VIII of this Code and all other rules regulations and ordinances of the City of Brooksville. Land uses permitted in existing planned development project districts are specified in the PDP's conditions of approval. Requests for modifications to planned development projects are reviewed in accordance with Article VIII of this Code.

TABLE 2-2

Notes:

(1)

Requires alcoholic beverage use permit. See Article IV for applicable review process.

(Ord. No. 831, § 2, 8-6-2012)

Except as specifically provided elsewhere in this Code, regulations governing the minimum zoning lot size, width and area per dwelling unit, required front, side and rear yards, maximum permitted floor area ratio (FAR), maximum permitted height of structures, maximum permitted lot coverage, maximum permitted impervious surface and related matters shall be for the districts as shown in the following table. Residential properties with an historic central business/residential (HCBRD) overlay designation and all properties with an historic and cultural conservation (HCC) or public facilities and services (PFS) overlay designation shall be subject to the height, bulk and placement regulations of the underlying zoning district. Non-residential properties with an HCBRD overlay designation shall be subject to the height, bulk and placement regulations contained in Article III.

The standards described in this table shall be used for the purpose of establishing individual lot standards pursuant to a property's zoning. Individual lots may only be developed using these standards as a minimum to the extent it can be demonstrated in a plat or site development plan that the project as a whole does not exceed gross density as defined and regulated by the comprehensive plan.

TABLE 2-3 HEIGHT, BULK AND PLACEMENT STANDARDS

Footnotes:

(1)

An additional 3,000 square feet shall be provided for each dwelling unit over the first three dwelling units.

(2)

All lots shall have a minimum of 50 feet street frontage, with the exception that those lots which front on cul-de-sacs, permanent dead-end streets and on the outside radius of curved streets shall have a minimum street frontage of 30 feet.

(3)

Front porches attached to single-family dwelling shall be permitted to project a maximum of five into the required front yard or 50 percent of the required front yard setback beyond the primary facade setback or any exemptions thereto whichever is less. See Article IV for provisions.

(4)

Accessory structures shall provide a minimum side and rear yard setback of three feet.

(5)

All properties located adjacent to arterial highways shall provide a minimum 75 foot building setback from the edge of right-of-way of an arterial highway. The Chief Administrative Officer or his designee may reduce the 75 foot requirement and allow the minimum front yard setback of the property's zoning district in the following circumstances:

a.

A hardship exists in the redevelopment of an existing developed parcel due to the inadequate depth of the property or the continued use of an existing structure. In such instances, cross-access driveways to adjacent parcels shall be provided when and where feasible.

b.

The developer has provided for a reverse frontage road along the rear portion of the property. Any such exception may be subject to additional conditions. City council will be notified of exceptions granted.

(6)

At the minimum setback the structure cannot exceed 24 feet in height. Building height may increase one foot for each additional foot of structure setback.

(7)

Side and rear yards shall be provided as indicated in Article IV.

(8)

Buildings may exceed 45 feet in height, provided the rear and side yard setbacks are increased one foot for every foot of building height over 45 feet.

(9)

The height limitations of this Code shall not apply to any roof structures for housing elevators, stairways, tanks, ventilating fans, solar energy collectors, or similar equipment required to operate and maintain the building, nor to church spires, steeples, belfries, cupolas, domes, monuments, water towers, skylights, flag poles, vents or similar structures, provided that such structures shall not extend over ten feet in height above the roof.

(10)

Setback is to the primary facade of the living quarters. The occupied portion of a house may encroach five feet into the front yard beyond the primary facade setback.

(11)

Maximum of two occupied stories unless otherwise additional stories are approved by city council.

(Ord. No. 969, § 1, Exh. A, 9-18-2023)