(a)

It is the intent of this code to permit certain uses in certain districts as a special exception after a public hearing. A special exception use is a use which is not allowed as a "permitted" use throughout the zoning district, but may be allowed at limited locations as a special exception where it can be demonstrated that the special exception use complies with applicable review criteria as listed below and in section 9.1(b).

(1)

Alcoholic beverages (on premises consumption): The sale of beer, wine, ale, liquor and other intoxicating beverages for on-premises consumption is permitted in the R5 zoning district as an incidental use to a restaurant serving food. The restaurant can only be allowed as an accessory use to sleeping and living quarters for transient visitors and tourists. This provision shall not in any way be deemed to repeal, limit or qualify the application of all or any portion of chapter 6.

(2)

Assisted living facilities: An assisted living facility shall be permitted in the R-3, B-3 and B-4 districts as a special exception, subject to the following provisions:

A minimum of 300 square feet of indoor living space shall be provided for each occupant of the structure.

The structure shall meet the city building code requirements, life safety code requirements and housing code requirements pertaining to the intended use.

The city council may place any reasonable special conditions on the applicant to ensure that the proposed use conforms with the residential character of the neighborhood; especially, the prevailing dwelling unit density, the anticipated number of non-resident employees the availability of parking; and the use of fencing and landscaping of service areas to shield the facility from the surrounding neighborhood.

The applicant must either be in possession of any license required by the state to operate such a facility, or be in the posture to receive a license. Under no circumstances will any city department issue permits or occupational licenses until such state license is presented to the building official. State standards shall control to the extent such provisions conflict with the requirements of this code.

(3)

Church/house of worship: Special exception criteria for churches/houses of worship will be as follows:

a.

A church/house of worship shall be permitted as a special exception in the zoning districts as stated in the use chart.

b.

A church/house of worship shall be permitted as a special exception in the R1 and R1A district with a minimum of five acres and shall be permitted as a special exception in the remaining residential zoning districts with a minimum of three acres.

c.

A church/house of worship that operates a school for children in all or part of grades 1 through 12 shall be considered a school and shall be permitted in the same manner as a public school as listed in the use chart.

d.

Daycare facilities (nursery school, pre-kindergarten and kindergarten) shall be permitted as an accessory use to a church/house of worship.

(4)

Commercial recreation—Indoor: Commercial indoor recreation may be considered as an accessory use when proposed in conjunction with a lodging facility. Commercial indoor recreation shall be allowed in the R5 zoning district only as an accessory use and shall require special exception approval.

(5)

Commercial recreation—Outdoor: Commercial outdoor recreation may be considered as an accessory use when proposed in conjunction with a lodging facility. Commercial outdoor recreation shall be allowed in the R5 zoning district only as an accessory use and shall require special exception approval.

(6)

Golf courses: Golf courses shall be allowed in all residential zoning districts by special exception with the following provisions:

a.

That the use is so designed, located and proposed to be operated that the public health, safety, welfare and convenience will be protected.

b.

That the use will not cause substantial injury to the value of other property in the neighborhood where it is located.

c.

That the use will be compatible with adjoining development and the proposed characteristics of the zoning district where it is to be located.

d.

That adequate landscaping and screening is provided as required herein.

e.

That adequate off-street parking and loading is provided and ingress and egress is so designed as to cause minimum interference with traffic on abutting streets.

f.

That the use complies with all applicable regulations governing the district where located, except as may otherwise be determined for large-scale developments.

g.

Landscaping and screening shall be as required in article IV, water efficient landscaping. The golf course facility shall be designed and constructed as an environmental responsible golf course in which environmental design and management are combined in order to protect the Floridian Aquifer from fertilizer (nitrates) pesticides and herbicides.

h.

The application for special exception must demonstrate that the criteria below are being met prior to issuance of a certificate of occupancy:

1.

Drought-tolerant vegetation, either native or naturalized, shall be used in areas that are not in play.

2.

For areas in play, including tees, greens and fairways, the selected turf grass shall consist of drought tolerant pest and disease resistant species, which are adapted to the local climate.

3.

The golf course manager shall prepare and implement an integrated pest, plant and fertilization management plan that is consistent with the best management practices and integrated pest management practices specified by the United States Golf Association or other nationally recognized organizations. Such plan shall require the use of slow-release organic fertilizers and environmentally sensitive pesticides to minimize the amount of nitrates that will leach below the thatch layer of the mature turf grass. Furthermore, this plan(s) shall specify acceptable threshold levels for pests and shall identify control procedures for weeds, insects, and nematodes.

4.

Existing indigenous, non-nuisance trees and vegetation that are healthy shall be preserved as natural buffers in areas that are not in play. Within areas that are in play, tree protection will be required and removal will require permits from the community development department.

5.

All areas in play which are adjacent to a natural water body or jurisdictional wetland as determined by the department of environmental protection, Southwest Florida Water Management District, or the Corps of Engineers, shall be separated from the water body and/or wetland by a buffer zone that meets the depth and size requirements of the regulatory and permitting agency that has jurisdiction over the project site. Such buffer zone may be sodded, grassed or otherwise vegetated, but shall not be treated with fertilizers or pesticides.

6.

The applicant shall be required to submit to the city a site plan that meets the requirements set forth in this article in addition to those set forth in the zoning code.

(7)

Indoor shooting range: This use will only be allowed with a special exception in the B4 and M1 zoning districts meeting all of the following requirements:

a.

Range. The range must be totally enclosed.

b.

Length. The length of the range must be sufficiently grate that the shooters will never be closer than 35 feet to the bullet trap (as measured by the longest projection of the bullet trap upon the floor) and sufficient for proper door placement as defined later.

c.

Width. The width must be sufficient to provide three-foot minimum width shooting points for ranges with shooting separators and five-foot minimum width points for ranges without shooting separators. (There is no maximum width).

d.

Height. The height at the firing line must be eight-foot minimum from floor to ceiling. (The purpose of this requirement is to discourage attempts to build ranges in spaces that cannot be responsibly equipped and supervised).

e.

Downrange doors. There shall be no downrange doors into occupied areas. Downrange shall be understood to be from a point three-foot behind the firing line to the bullet trap. If there is more than one firing line the most distant one from the trap governs.

There may be downrange doors into unoccupied areas if human egress is not possible. (This provides for electrical and plumbing cabinets, etc. Of course, it is prudent that these be protected).

There may be downrange doors into normally unoccupied areas that permit human egress providing that they are equipped with electrical safety devices that will provide an alarm to the firing line if the area is occupied and that will provide an alarm in the area if any of the ordinary range functions are commenced (turning on target lights, target systems, etc.). (This makes possible the use of storage areas that can only be reached through the range.)

f.

Ventilation. It must be demonstrated that there is proper ventilation provided in the area of the gun range.

g.

Site plan. A site plan must be submitted that demonstrates all zoning requirements for commercial sites have been met and that there is sufficient parking to accommodate all staff and customers.

h.

Ballistic security. If the range is situated so that an escaped bullet cannot fall into or pass through occupied areas there is no ballistic security requirement for the structure separating the range from such areas. The range design manuals of the regular military services shall govern the amount of secure area required in such cases.

1.

Earth separation. Earth separation of three feet or greater is sufficient to eliminate any ballistic security requirement of the structure in that particular direction.

2.

Critical zones. Critical zones must be penetration proof for the heaviest ammunition that might be used on the range fired point blank into it (at 90 degrees to the surface). Bullet traps are required to be installed within the critical zones, as indicated below. The horizontal critical zone is any surface that a shooter in any shooting point can hit from 45 degrees downrange on either side to 20 degrees behind him on either side. The vertical critical zone is any surface that a shooter in any shooting point can hit when facing downrange from straight down to straight up.

3.

Equipment selection. The bullet trap shall be from an established manufacturer of range equipment with five years or more successful experience, and for which evidence submitted of successful applications in other ranges of the same general type.

4.

The bullet trap shall be an area type, i.e., a trap that covers the entire butts end of the range.

5.

The butts' end of the range is defined as the total space between the two sidewalls and from the floor to the sheltered area created by the ceiling system; or in the case of a flat slab roof, up to that roof.

i.

All ranges shall have physical separation between the shooting points unless positive reasons are established to show that this cannot be provided.

j.

The separators shall be structurally sound and functional for the type of range. The separators shall be so designed that any misdirected shot 60 degrees to the right or left of a shooter that hits any portion of the stall will be deflected downrange without further interruption to its line of travel that may cause ricochet back towards the shooters.

k.

Target retrieval system:

1.

A mechanical means for transporting the targets between the firing line and the one or more target lines shall be provided.

2.

All portions of the target retrieval system(s) that may be hit by a shooter(s) from an angle of 60 degrees to the vertical to it furthest end are to be armored to prevent damage and suitably angled to redirect the bullets downrange. (This includes the target carrying car, any tracks that may be used, and all supporting hardware.)

3.

If electrically powered the target system shall not have any high voltage (over 50 volts) wiring extending downrange of the firing line, and all metal parts shall be earth grounded.

4.

Any controls beyond the shooting point (i.e., to a range master's control console) shall be on low voltage circuits.

(8)

Model manufactured home centers: Model manufactured home centers shall be permitted in the B4 zoning district as a special exception subject to the following provisions:

a.

Model manufactured home centers must adhere to all site plan requirements as per article IX, section 9.2(15).

b.

Model manufactured home centers may display a maximum of six new manufactured homes per acre, with a total aggregate not to exceed 18.

c.

The process of assembling the sections of the model manufactured homes for display may take place on-site. The total number of models shall be assembled on-site within five working days from the date of delivery to the site.

d.

Used manufactured homes or manufactured homes not set up, as models shall not be stored on-site.

e.

Each model manufactured home may be replaced a maximum of two times every calendar year. One parking space shall be provided for each model manufactured home placed on the site.

f.

Model manufactured home centers shall meet the landscape/open space requirements of the Code. In addition, each model manufactured home shall be required to have the following landscaping:

g.

Two small trees six to eight feet in height are required. Trees shall be Florida No. 1 Grade. Thirty hedge plants are required.

h.

All open space areas shall be sodded.

i.

All model manufactured homes shall be set back from the street or adjacent properties a minimum of 25 feet from the front lot line, ten feet from the side lot lines and 20 feet from the rear lot line. This also includes the setbacks for the buffer requirements. The minimum distance between model manufactured homes shall be 20 feet.

j.

Each model manufactured home shall have exterior skirting on all sides from the base of the floor to the ground. Such skirting may be wood, metal, stone or any other material approved by the building official, but in no event shall the skirting be less than 75 percent opacity.

(9)

Nursing homes. Nursing homes shall be permitted as a special exception in the RBO and B-2 districts. The applicant must either be in possession of any license required by the state to operate such a facility, or be in the posture to receive a license. Under no circumstances will any city department issue permits or occupational licenses until such state license is presented to the building official. State standards shall control to the extent such provisions conflict with the requirements of this code.

(10)

Commercial parking lots: May be allowed by special exception in A-1, R-1, R-1A, R-1B, R-2, R-3 and R-5 zoning districts, provided that the lot abuts a business district. Article V, section 5.4 of the zoning code, shall govern off-street parking requirements. Special exception criteria will be as follows:

a.

A site plan must be submitted that conforms to the zoning code for parking.

(11)

Recreation facility, indoor. This use will be permitted in all residential areas as identified in the use chart and shall be approved as part of the site plan for a multifamily project or on a specified lot or tract approved as part of a subdivision. A special exception shall be required if any part of the use, including parking, is proposed within 100 feet of property line that abuts a R-1, R-1A or R-1B lot. Criteria for the special exception will include:

a.

The facility must meet all required site plan and building code requirements.

b.

The facility must be buffered against any lower intensive uses.

(12)

Recreation facility, outdoor. This use will be permitted in all residential areas as identified in the use chart and shall be approved as part of the site plan for a multifamily project or on a specified lot or tract approved as part of a subdivision. A special exception shall be required if any part of the use, including parking, is proposed within 100 feet of property line that abuts a R-1, R-1A or R-1B lot. Criteria for the special exception will include:

a.

The facility must meet all required site plan and building code requirements.

b.

The facility must be buffered against any lower intensive uses adjacent to the site.

c.

The facility must be addressed as to its location to the residents and the potential noise that may be generated by the use.

(13)

Solar farms. Solar farms shall be permitted as a special exception in the agriculture (A-1) and public (P) zoning district if, in addition to the criteria set forth in section 9.1(b), the following conditions are met:

a.

Setbacks equal to those of the zoning district the solar farm abuts shall be applied, except:

1.

When abutting a property with residential zoning, a 100-foot setback shall be required.

2.

When abutting the Rainbow River or Withlacoochee River and their natural or artificial coves, canals, lakes or other water bodies capable of maintaining navigation in their current state, a 300-foot setback from the more discernable of the shoreline/high water line shall be required. For purposes of this section, the word "navigation" shall mean the ability to operate any type of watercraft, barge, or airboat as a means of transportation on water.

b.

Where the solar farm abuts a residentially zoned property or waters described in (a)(2) above, a 25-foot landscape buffer meeting the buffer requirements of section 10.8 of this appendix shall also be met.

c.

When the solar farm abuts a residentially zoned property, all fencing abutting said zoned property shall be required to be at least 80 percent opaque. Fabric or similar screening shall be attached to chain link or other less-opaque fences to meet this standard.

d.

If trees are to be removed for construction of the solar farm, the applicant shall comply with the standards of subsections 74-66(a)—(j) and all applicable state statutes regarding tree removal.

e.

As a condition precedent for qualifying for a special exception for a solar farm, the applicant must demonstrate compliance with all federal and state statutes or regulations governing solar farms and the applicant shall obtain all applicable licenses and/or permits from such federal and state agencies.

(14)

Specialty retail stores: Those specialty stores listed in the use chart as allowed in R5 as a special exception are subject to the following conditions:

Specialty retail stores will only be allowed as an accessory use to permitted areas for sleeping and living quarters for transient visitors and tourists. The specialty retail store will be allowed as an accessory use to a lodging facility.

(15)

Tubes, kayaks & canoes: Tubes, kayaks and canoes shall be allowed in the R5 zoning district as an accessory use to an on-site lodging facility for the use by only registered overnight guests. The number of tubes, kayaks and canoes allowed will be based on total occupancy listed on the certificate of occupancy. In no way will this be allowed as a separate on-site business.

Tubes, kayaks and canoes launching sites will be allowed as a primary use on public property. Nothing herein limits a residential landowner from launching and using tubes, kayaks and canoes for personal use and use of guests. However, commercial activities, including the rental, staging, delivery, launching or any other aspect or service involving a fee, are prohibited in the residential zoning district.

(b)

Special exception review. Special exceptions require review to ensure that the standards in this subsection are met. The planning commission shall review special exception applications and shall recommend any appropriate conditions or safeguards such as fencing, height restrictions, special setbacks, hours of operation, etc., to ensure that the review criteria are met and as necessary to protect public health, safety and welfare. In reaching decision as to whether or not to approve a special exception, the city council shall be guided in its decision by the following standards and shall make findings of fact in its record that each was considered where applicable:

(1)

Ingress and egress to the property and proposed structures thereon, with particular reference to automotive and pedestrian safety, traffic flow and control, provision of services and servicing for utilities, and access in case of fire or catastrophe.

(2)

Manner of drainage on the property, with particular reference to the effect of provisions for drainage on adjacent properties and the consequences of such drainage on overall city capacities.

(3)

Conditions on ownership, control and use generally, and conditions on ownership, control, use, and maintenance of open space or common lands to insure preservation of such lands for their intended purposes.

(4)

Utilities, with reference to hook-in locations and availability and capacity for the use projects.

(5)

Off-street parking and loading areas, with attention to automotive and pedestrian safety, traffic flow and control, access in case of fire and catastrophe, and screening and landscaping.

(6)

Recreation and open spaces, with attention to the location, size, and development of the areas as to adequacy, effect on privacy of adjacent and nearby community-wide open spaces and recreation facilities.

(7)

Density and/or purpose of the development, with attention to its relationship to adjacent and nearby properties.

(8)

General site arrangement, amenities, and convenience, with particular reference to insuring that appearance and general layout of the proposed development will be compatible and harmonious with properties in the general area and will not be so at variance with other development in the area as to cause a substantial depreciation of such property values.

(9)

Loss of pervious surfaces with attention to the lowering of recharge capabilities and increasing runoff.

(10)

Such other standards as may be imposed by these zoning regulations for the particular use of activity involved.

(11)

Consistency with neighborhood and historical character.

(Ord. No. 2020-10, § 2, 2-8-2021)

The following supplemental review criteria apply to the uses as listed in this subsection.

(a)

Mobile homes, mobile home parks and mobile home subdivisions. The following regulations shall apply to mobile homes, mobile home parks, and mobile home subdivisions:

(1)

A mobile home or travel trailer shall not be considered to be permissible as an accessory building.

(2)

No person shall park or store a mobile home in any residential district except in a completely enclosed structure; provided, however, that this provision shall not apply in MH districts; and provided further that travel trailers may be parked or stored in residential districts, but not for living purposes, in rear yards but not in required side yards, or in front yards further streetward than the building line of the residence.

(3)

No persons shall occupy a mobile home for living purposes except:

a.

In an approved mobile home park or mobile home subdivision.

b.

In a zone which permits mobile homes or mobile home parks. Provided, however, that in areas of the city zoned for residential uses but where the building code of the city is not in force, the planning commission, after conducting a hearing as set forth in section 16.11, may by special exception permit the use of a mobile home for residence, provided that such mobile home be screened, buffered, or enclosed in such fashion that the mobile home will not be incompatible with surrounding residence.

(4)

A mobile home may be used as a temporary office or shelter incidental to construction on or development of the premises on which the mobile home is located, only during the time construction or development is actively underway, and in no case for more than six months.

(5)

In any district where mobile home parks are permitted, the following minimum standards shall apply:

a.

Minimum lot area, ten acres; minimum lot width for portions used for entrances and exits, 50 feet; minimum lot width for portions containing mobile home stands, 100 feet.

b.

Minimum number of spaces completed and ready for occupancy before first occupancy is permitted, 50. Maximum density of units per gross acre, eight.

c.

Setback requirements. Where park boundary abuts a public street, 25 feet; where the park boundary abuts property which is residentially zoned and which prohibits mobile homes, 50 feet; where the park boundary is at least 50 feet from a residential area that prohibits mobile homes, ten feet; where the park boundary is less than 50 feet from a residential area that prohibits mobile homes, 50 feet. Setback areas may be used for recreation areas or temporary parking, but no mobile home or other structure shall be permitted.

d.

Utilities: water supply. All installations shall meet the Southern Standard Plumbing Code appendix B, plumbing installation standards for mobile homes and travel trailers and parks. Greater design values for the water system shall be required when the domestic system is to provide fire protection, subject to the approval of the city fire department.

e.

An individual water connection shall be provided at each mobile home lot. The connection shall consist of a riser terminating at least four inches above the ground surface, with two three-quarter-inch valved outlets. The outlets shall be threaded so that a connection can be made to the mobile home water piping system and the other connection can serve for a garden hose.

f.

Fire protection. The water supply system servicing the mobile home court area shall be subject to the approval, rules and regulations of the county fire department. The system shall meet the standards for adequate fire protection established by the National Fire Protection Association Standard NFPA No. 501A. The mobile home shall meet the NFPA No. 501B.

g.

Sewerage systems. Sanitary sewer facilities shall be provided. The design of the sewerage system shall be approved by the state health authority and the city, and must receive approval of both agencies prior to construction.

h.

Garbage and trash disposal. The object is to dispose of garbage and trash in a safe manner without creating a nuisance or an unsanitary condition. Arrangements for collections shall be made with the city public works department.

i.

Electrical installations shall comply with the city electrical code. Adequate lights shall be provided to illuminate streets, driveways and walkways, for the safe movement of vehicles and pedestrians at night.

j.

Mobile home stand facilities shall be provided with hurricane tiedown anchors, as outlined in NFPA 501B.

k.

No building permit for construction of any type shall be issued for a mobile home park until the planning commission shall have given site plan approval to such park. Site plan approval shall not require public notice and hearing but the same shall be handled in a regularly scheduled session of the planning commission on the basis of a prepared agenda issued at least 24 hours in advance of such meeting. The planning commission shall not give site plan approval until the developer's plan has been submitted to all appropriate city departments for comment and criticism, and such comment and criticism shall be submitted to the planning commission at the time such body considers whether or not to grant approval. The site development plan shall include the following elements:

1.

Statement of ownership and control of the proposed development.

2.

Statement describing in detail the character and use of the development.

3.

Site plan based on exact survey of the property, drawn to the scale of sufficient size to show (A) exact location of all buildings and structures other than mobile home sites, (B) all means of ingress and egress, (C) all screens and buffers, (D) off-street parking and off-street loading areas, (E) refuse collection areas, (F) access to utilities and points of hook-up, and (G) natural features such as lakes, streams, or other prominent topographic features.

4.

Storm drainage and sanitary sewerage plans.

5.

Exact number and locations of all mobile home spaces.

6.

Plans for signs, if any, at entryways to the mobile home park.

7.

Landscaping plan, including types, size, locations of vegetation and decorative shrubbery, and showing provisions for irrigation and maintenance. Location on the site of all remaining trees over six inches in diameter shall be shown.

8.

Plans for required recreation structures and facilities and their location in the park.

9.

Topographic map if necessary to evaluate the site plan properly.

10.

Data to demonstrate that proper provision has been made for the safety of life, limb, and property from manmade or natural hazard.

11.

Such additional data, maps, plans or statement as may be required, including such additional data as the applicant may believe is pertinent in the consideration by the Planning Commission as to whether or not to grant site plan approval.

Items 3, 4, 5 and 9 above shall be prepared by a registered surveyor, engineer, architect, or practicing land planner as may be appropriate to the particular item.

l.

Site planning and improvements.

1.

Site planning and improvements shall provide for facilities and amenities appropriate to the needs of the occupants. Adequate protection shall be provided against any undesirable off-site views or any adverse influence (such as heavy commercial use, heavy traffic, or brightly lighted activities) from adjoining streets and areas.

2.

Mobile home skirting. In mobile home parks, individual homes shall be provided with exterior skirting on all sides from the base of the floor to the ground. Such skirting may be of wood, metal, stone, or concrete but in no event shall the skirting be of less than 75 percent opacity. Responsibility for installation and maintenance of skirting shall be with the operator of the park.

m.

Distances between stands and structures.

1.

Open space depth. Open space depth is the minimum open space distance away from a mobile home stand at any point. It is measured perpendicular to each stand line at any point. It shall be equal at any point to ten percent of the stand line length plus four feet.

2.

Determination of distance. The distance between mobile homes shall not be less than the sum of the open space depth for opposing stand lines. When needed for the outdoor living area where structural addition is anticipated, the distance between buildings is computed as though the addition is anticipated, and, the distance between buildings is computed as though the additions were part of the mobile home stand.

n.

Distance across streets and to other common areas. The distance from the line or corner of any mobile home stand to any stand on the opposite side of a street shall be 36 feet minimum. The distance from the line or corner of the mobile home stand to a street pavement, a common parking area, a common walk or other common area shall be eight feet minimum. The limits of each mobile home lot shall be clearly marked on the ground by permanent flush stakes, markers or other suitable means.

o.

Tenant storage. Adequate storage facilities on or conveniently near each mobile home lot shall be provided for the storage of often-used outdoor equipment, furniture and tools, and for the storage of such other material as is used only seasonally or infrequently by the typical tenant and cannot be conveniently stored in the typical mobile home.

p.

Laundry facilities. Adequate laundry facilities shall be provided with a minimum of one washer and one dryer per ten mobile homes.

q.

Streets.

1.

General. Streets shall be provided on the site where necessary to furnish principal trafficways for convenient access to the mobile home stands and other important facilities on the property. All streets shall be paved to at least the minimum applicable standards for a mobile home park.

2.

Recognition of existing facilities. The street system shall be designed to recognize existing easements, utility lines, etc., which are to be preserved; and to permit connection to existing facilities where necessary for the proper functioning of the drainage and utility systems.

3.

Circulation. The street system shall provide convenient circulation by means of minor streets and properly located collector streets. Closed ends of dead-end streets shall be provided either with an adequate paved vehicular turning circle at least 80 feet in diameter, or with another adequate turning facility.

4.

Pavement widths. Pavements shall be of adequate widths to accommodate the contemplated parking and traffic load in accordance with the type of street.

(i)

All entrance streets and other streets with guest parking both sides, 26 feet minimum.

(ii)

Streets with no parking, 20 feet minimum.

(iii)

Streets with parking on one side, 28 feet minimum.

(iv)

One-way streets with no parking (acceptable only if less than 500 feet total length and serving less than 25 mobile home stands), 12 feet minimum.

5.

Alignment and gradient. Streets shall be adapted to the topography and shall have suitable alignment and gradient for traffic safety, satisfactory surface and ground water drainage, and proper functioning of sanitary and sewer systems.

6.

Intersections. Street intersections shall generally be at right angles. Offsets at the intersections shall not be less than 100 feet, and intersections of more than two streets at one point shall be avoided.

7.

Extent of improvements. The street improvement shall extend continuously from the existing improved street system to the site. They shall provide suitable access to the mobile home stand and other important facilities on the property, adequate connections to existing or future streets at the boundaries of the property, and convenient circulation for vehicles.

8.

Grading. Streets shall be graded for their full width to provide suitable finish grades for pavement and any sidewalks with (1) adequate surface drainage and (2) convenient access to the mobile home stands and other important facilities on the property.

9.

Subgrade. The subgrade shall be stabilized to an LBR of 20, six inches thick, shall be well drained, uniformly graded, and compacted.

10.

Flexible pavement.

(i)

Pavement base shall be a minimum of four inches thick and composed of crushed stone, gravel, or other appropriate durable material compacted to the maximum practical density.

(ii)

The wearing surface shall be of bituminous concrete a minimum of 1½ inches thick compacted to the maximum practical density.

11.

Rigid pavement. Where Portland cement concrete is used, it should not be less than five inches thick on a prepared subgrade constructed in accordance with accepted practices, with expansion joints where driveways and walk abut each other or the curb.

12.

Seasonal limits. Streets shall be laid during favorable weather conditions: subgrade and base shall be frost free.

r.

Accessway to mobile home stand.

1.

Objective. Convenient access shall be provided to each mobile home stand for maneuvering the mobile home into position. The access shall be kept free from trees and other immovable obstructions.

2.

Width. The width of the accessway shall be a minimum of 12 feet or the width required by current mobile home models plus extra width necessary for maneuvering a mobile home on a curve.

3.

Alignment and gradient. The accessway shall have safe alignment and gradients adequate to prevent contact of the undercarriage of the mobile home.

4.

Surface. Pavement of the reserved accessway is not required; use of planks, steel mats, or other means during placement of a mobile home is considered satisfactory for the infrequent moves occurring with nontransient occupancy.

s.

Driveways.

1.

Driveways shall be provided on-site. The driveway designed to serve a single facility or single mobile home lot shall be a full-width driveway.

2.

Width. The driveway shall be a minimum of ten feet.

3.

Entrance. The entrance shall have the flare or radii adequate for safe and convenient ingress and egress.

t.

Parking spaces.

1.

Number. Car parking spaces shall be provided in sufficient number to meet the needs of the occupants of the property and their guests without interference with normal movement of traffic. Such facilities shall be provided at the rate of at least one car space for each mobile home lot plus an additional car space for each four lots to provide for guest parking, for two-car tenants, and for delivery and service vehicles.

2.

Location. Required car parking spaces shall be located for convenient access to the mobile home stands. Usually, one car space shall be located on each lot and the remainder located in adjacent parking bays.

3.

Sizes.

(i)

Width shall be ten feet minimum.

(ii)

Length shall be 20 feet minimum.

u.

Recreation area.

1.

Size. Not less than eight percent of the gross site area shall be devoted to recreational facilities.

2.

Design. The area shall be designed appropriately for its intended use and location.

v.

Storm drainage.

1.

Collection and disposal. Places for the collection and disposal of surface and subsurface water shall be provided to protect the structures and mobile home stands and to provide safe and convenient use of streets, lot areas, and other improvements.

2.

Design. A drainage system shall be designed, showing the ultimate disposition of all surface water. All ditches or other drainage facilities shall have adequate capacity to carry the runoff resulting from rainfall intensity which may be expected for a three-year storm period. Where there is substantial diversion of water, such diversion shall be accomplished through a culvert or culverts, in order to prevent erosion.

3.

Outfall to water retention areas. All drainage facilities shall be designed for a positive outfall to park water retention areas. When it is desired by the park owner and approved by the city engineer, or deemed essential by the city engineer, city drainage facilities and retention areas shall be used. If the added runoff from the developed area will, in the judgment of the city engineer, require enlargement of present or proposed city facilities, the developer shall include in his plans provisions to enlarge the present facilities to care for the added drainage imposed on the system.

w.

Sewer and water. Mobile home parks shall meet all the requirements of Ordinance 71-3, Code of Subdivision Regulations, City of Dunnellon, Florida.

(b)

Mobile home subdivisions. In any district where mobile home subdivisions are permitted, the following minimum standards shall apply:

(1)

Minimum lot area, ten acres; minimum lot width for portions used for entrances and exits, 100 feet; minimum lot width for portions containing mobile home stands, 200 feet.

(2)

Minimum number of spaces completed and ready for occupancy before the first occupancy is permitted, 30. Maximum density of lots per gross acre, six. Minimum area for individual mobile home lots, 5,000 feet. Minimum width for individual mobile home lots, 50 feet.

(3)

Setback requirements. Where subdivision boundary abuts a public street, 25 feet; where subdivision boundary abuts property which is residentially zoned and which prohibits mobile homes, 50 feet; where the subdivision boundary is at least 50 feet from a residential area that prohibits mobile homes, ten feet; where the subdivision boundary is less than 50 feet from a residential area that prohibits mobile homes, 50 feet. Setback areas may be used for recreation areas, but no mobile home or any other structure shall be permitted.

(4)

Setback for mobile home stand. The following setbacks shall be required in mobile home subdivisions:

a.

Front yard, 20 feet.

b.

Rear yard, eight feet.

c.

Side yard, eight feet.

(5)

The mobile home subdivision shall meet all the requirements of Ordinance 71-3, Code of Subdivision Regulations, City of Dunnellon, Florida.

(c)

Bed and breakfast establishments: A bed and breakfast establishment shall be permitted in the R5, RBO and B2 zoning districts as a permitted use, subject to the following:

(1)

Bed and breakfast establishments shall be permitted provided there is adequate room for buffering against less intensive uses adjacent to the property boundaries.

(2)

Bed and breakfast establishments shall include living quarters for the owner or operator on the premises or in adjoining premises.

(3)

Structures shall meet the state uniform building code requirements, life-safety code requirements and housing code requirements pertaining to intended uses.

(d)

Commercial watercraft rental: This use will be allowed in the B3 area provided site plan requirements can be met, in particular those requirement for parking and outdoor storage. This use is also allowed in the B6 provided the equipment can be transported to the site due to limited access.

(e)

Personal vehicle storage area: Parking and storage of recreational vehicles, vessels, and camping vehicles in multifamily developments shall be regulated as follows:

(1)

Recreational vehicles, vessels, and camping vehicles in multifamily residential areas of 25 dwelling units or more (i.e., apartment and condominium structures and complexes) shall be parked only in areas specifically designated for such parking purposes.

(2)

Any multifamily developments with 25 dwelling units or more shall provide a minimum of one space per 25 units for the purpose of parking and storing of recreational vehicles and equipment. Any fraction of 25 shall require spaces rounded up to the next whole number.

(3)

The designated area for storing recreation vehicles shall be at a distance most remote from the dwelling units.

(4)

The designated area for storing recreation vehicles and vessels shall be a paved surface consistent with the rest of the parking area within the development and shall provide ample ingress and egress and space for easy maneuverability for the type of vehicles and equipment using the area. In no way will residents be allowed to live in the vehicle while parked in the storage area.

(f)

Restaurant: Allowed in R5 zoning district as a special exception. The use will be considered an accessory use to the primary business, which would be a lodging facility for transient visitors and tourists.

(g)

Roadside fruit and vegetable sales: Roadside fruit and vegetable sales is allowed in B3 and B4 zoning districts with the following provisions:

(1)

This use is not permitted within the public rights-of-way. The use is permitted upon private properties within the allowed zoning districts.

(2)

An approval letter must be submitted to the city from the property owner stating how long the applicant is allowed to conduct business on their property.

(3)

A sketch must be submitted to the city indicating exactly where the applicant is going to be set up and where parking shall be utilized.

(4)

The applicant cannot create a sight obstruction.

(5)

The applicant cannot utilize parking spaces from the property owner unless the applicant can demonstrate that the parking spaces to be utilized exceed the minimum parking required for the existing uses on the property or such parking is not required for the existing use based on the day and time period proposed by the applicant.

(h)

Storage of boats and recreational vehicles: Boats, boat trailers, personal utility trailers, and recreational vehicles shall be stored on the rear of the property, subject to the following restrictions and conditions:

(1)

In residential districts, boats, boat trailers, or recreational vehicles may be parked on the rear half of the lot at least ten feet from side lot lines and five feet from rear lot lines.

(2)

One boat, one boat trailer, or one recreational vehicle may be parked in the front yard driveway for a maximum period of 72 hours, for loading or unloading purposes.

(3)

At no time shall a boat or recreational vehicle be resided in while being stored or parked on residential property.

(4)

Storage or parking of boats, boat trailers, or recreational vehicles within any right-of-way is prohibited.

(5)

Temporary storage of boats may be permitted at other locations on site during construction, subject to approval of the community development manager as part of a permit issued for the construction.

(i)

Tourist camp or park: Three or more single-family camp cottages will be allowed in the R5 zoning district. All structures must conform to all applicable zoning requirements governing the district where located as well as building and life-safety codes. Tourist camp or park shall include living quarters for the owner or operator on the premises. Cabins will maintain a separation of 15 feet. Each cabin must have up to two parking spaces.

(1)

A site plan must be submitted which meet the above requirements as well as other design criteria listed in the zoning code.

(j)

Transitional recovery facilities shall be a permitted use in the B3 and B4 districts, subject to the following provisions:

(1)

A minimum of 300 square feet of indoor living space shall be provided for each occupant of the structure.

(2)

Parking requirements shall be as follows:

(3)

One parking space for each three beds; and one parking space for each two employees. All structures shall meet the city building code requirements, life safety code requirements, and housing code requirements pertaining to the intended use.

(4)

If a license to operate the facility is required by federal, state or local law, the applicant must either be in possession of such a license to operate such a facility, or be in the posture to receive a license. Under no circumstances will any city department issue permits or occupational licenses until such license is presented to the building official. State standards shall control where in conflict with any provisions of this code.

(5)

A transitional recovery facility shall adhere to all site plan requirements as per article IX, section 9.2(15).

(k)

Junkyards and outdoor display of previously used merchandise for sale.

(1)

The area of land to be used as a junkyard shall be not less than 20,000 square feet nor more than 100,000 square feet.

(2)

No automobile or vehicle not in running condition, nor machinery or other junk or scrap shall be located either for storage or dismantling, within 300 feet or any residential district, or within 50 feet of the front street line or other property line of the lot to be so used.

(3)

The entire area occupied by a junkyard shall be surrounded by a substantial, continuous masonry, wooden or metal fence or wall eight feet in height without opening, except for entrance and exit, which opening shall be equipped with unpierced gates.

(4)

No merchant may display outdoors previously used merchandise for sale to the public within 300 feet of any residential district or within 50 feet of the front street line or other property line of lot to be so used for more than 48 hours without approval of the planning commission. This prohibition shall not apply to previously used automobiles, boats or trucks displayed outdoors for sale to the public. Outdoor display of goods shall be regulated in the same manner as a flea market when not occurring in conjunction with a merchant establishment on the same lot.

(5)

Any merchant presently displaying outdoors used merchandise for sale shall have 90 days to comply with the prohibition.

(l)

Bakery or delicatessen. A bakery or delicatessen is permitted provided all preparation of food is for retail sale on the premises, and the services of not more than six persons are utilized in such establishment. This requirement is not to apply in zones which permit bakeries without exception.

(m)

Produce shipping, packing, and selling. It is the intent of these regulations to permit the on-site retail selling of farm goods produced on the premises in most zones; to limit the wholesale packing and shipping of foodstuffs to specific zones. Orange juice stands, and the accessory packing and shipping of gift boxes of fruit related to the main use of retail selling shall be permitted as retail uses. Retail produce stands as defined above shall be permitted in a completely enclosed structure with no outdoor display, sales, storage or processing in an R-5, B-1, B-2, and A-1 zone. Retail produce stands as defined above with outdoor display, sales, storage or processing shall be permitted in a B-4 or B-5 zone. Processing, packing, crating, or shipping shall be limited to the retail selling of goods produced on the premises.

(n)

Alcoholic beverages. Beer, wine, liquor and other intoxicating beverages shall be permitted in zones indicated by a "(6)" only as an incidental use to the function of the establishment as a restaurant serving food.

(o)

Surplus parking lots. Open parking lots utilized for the purpose of providing surplus parking for a business use on a different lot. Surplus means that none of the parking spaces provided on the lot is required in order to comply with the minimum number of required parking spaces for the business use. If the parking lot is required to comply with the minimum number of parking spaces for the business use that is serves, then section 5.3 shall apply such that a recorded covenant must guarantee the availability of the parking, as long as the business use operates. Surplus parking lots shall be subject to the following requirements:

(1)

The proposed parking lot shall not be located in a residential zoning district or contiguous to a residential zoning district, unless approved as a special exception. Buses or trucks shall not be parked on surplus lots that require a special exception.

(2)

The proposed parking lot shall be located within 300 feet of the business use that is serves and shall be under the same ownership. If the parking lot is not under the same ownership as the business lot that it serves, then section 5.3 shall apply.

(3)

The lot shall have a front yard of not less than 25 feet, maintained in lawn and not used for parking or any structure.

(4)

No signs shall be permitted other than unlighted entrance and exit markers, not exceeding two square feet in area and not located in the required front yard.

(5)

The parking area shall be provided and maintained with a stable surface treated and graded so as to prevent dust and surface water accumulation.

(6)

No sales or service activities shall be permitted.

(7)

No movement of vehicles shall be permitted after 11:00 p.m. and before 6:00 a.m.

(p)

Signs. Signs are permitted only as regulated in article XI of this code.

(q)

Service stations. The following regulations shall apply to the location, design, construction, operation and maintenance of service stations:

(1)

A lot to be occupied by a service station shall be not less than 100 feet in width and 100 feet in depth.

(2)

There shall be a minimum distance of 250 feet shortest air line measurement, between the nearest points on any lot to be occupied for service station purposes and any lot occupied by a church, hospital, public school, public library, stadium and arena.

(3)

The following clearances are required:

a.

Gasoline pumps shall be located not less than 20 feet from any street property line and not less than 15 feet from any other property line.

b.

No service station building or gasoline pump shall be located within 25 feet of any property which is residentially zoned.

(4)

Where lots to be used for service stations abut on any property which is residentially zoned or zoned B-1, there shall be a wall of good quality and design on all property lines other than street lines. The wall shall be five feet in height except that where the wall extends to within 15 feet of and at an angle to a street line no wall or any other obstruction shall be permitted. Such wall shall be continuous and unpierced except that a wall along an alley line may have a three-foot opening, which is closed by a substantial gate when the opening is not in use.

(5)

There shall be not more than two driveways for entrance and exit to a service station for each 100 feet, or major fraction thereof, of lot frontage on any street. Driveways shall be not over 40 feet in width at the street and there shall be at least ten feet between any two driveways. Measured along the street line, driveways shall be at least 15 feet from a private property line or alley line. On a corner lot all driveways shall be at least ten feet from the intersection of the street lines or from the intersection of the street lines produced.

(6)

All lights and lighting on a service station shall be so designed and arranged as not to cause a direct glare into residentially zoned property.

(7)

Truckstops which cater to overnight parking of semitrailer trucks and provide sleeping and other facilities for drivers shall not be permissible in a B-2 zone.

(8)

One or two gasoline pumps may be used as an accessory to a main use of a grocery store or general store in any business zone provided there is no repair or service activities.

(r)

Home occupations. Home occupations may be conducted in all residential districts under the following provisions:

(1)

There shall be no display of goods or advertising visible from any street.

(2)

A nonilluminated nameplate, not exceeding one square foot in area, may be displayed providing the same is affixed flat against the exterior surface at a position not more than two feet distance from the main entrance to the residence.

(3)

No home occupation shall occupy more than 20 percent of the first-floor area of the residence, exclusive of the area of any open porch or attached garage or similar space not suited or intended for occupancy as living quarters. No rooms which have been constructed as an addition to the residence, nor any attached garage or porch which has been converted into living quarters, shall be considered as floor area until two years after the date of the completion thereof, as shown by the records in the zoning department of the city.

(4)

No home occupation shall be conducted in an accessory building but must be conducted in the residence of the proprietor.

(5)

No electric motor having greater than one-third horsepower rating shall be used in the conduct of any home occupation, and the total combined ratings of such permitted electric motors shall not exceed one horsepower.

(6)

The following shall not be considered home occupations: beauty shops, barbershops, photographic studios, fortunetelling, outdoor repair, retail sales, or nursery schools caring for more than three children other than children related by marriage, blood, or adoption.

(7)

All motors and equipment used in the conduct of any home occupation shall be shielded so as not to cause radio or television interference.

(8)

Only members of the immediate family living in the residence shall be permitted to work at the home occupation.

(9)

No use may be conducted entailing the use of chemicals or matter or energy that may create or cause to be created objectionable noise, noxious odors or hazards dangerous to the public health, safety or welfare.

(10)

Any person desiring to conduct a home occupation in a residential district shall first apply to the community development manager for a permit therefor, such application to be on a form prepared by the community development manager and shall include, but not by way of limitation, the following information;

a.

Name of applicant.

b.

Location of residence wherein home occupation, if approved, will be conducted.

c.

Total floor area of the first floor of the residence.

d.

Area of room or rooms to be utilized in the conduct of the home occupation.

e.

A sketch showing the floor plan and the area thereof to be utilized for the conduct of the home occupation.

f.

The nature of the home occupation sought to be approved.

(11)

The community development manager shall then issue a permit for such home occupation. A fee to cover administrative costs shall be collected before the permit is issued as set forth by resolution or ordinance of the city.

(s)

Nursery schools, day schools, and kindergartens. Nursery schools, day schools and kindergartens as indicated in the permitted uses table after public hearing and site plan approval by the planning commission provided all the following requirements are met:

(1)

Total lot area shall be not less than 15,000 square feet; lot width shall not be less than 100 feet.

(2)

A fenced play area of not less than 4,000 square feet shall be provided for the first 20 or less children, with 200 square feet additional for each additional child over 20.

(3)

No portion of the fenced play area shall be closer than 20 feet to any residential lot line, nor closer than 50 feet to any public street.

(4)

A solid masonry wall, or vegetative screening which, in the opinion of the commission, furnishes equal protection against noise, shall be provided between fenced play areas and residential lot lines.

(5)

All outdoor play activities shall be conducted within the fenced play area, and no outdoor play activity shall be conducted before 8:00 a.m. or after 8:00 p.m.

(6)

In addition to the above, the facilities, operation, and maintenance shall meet all applicable state and local health laws.

(t)

Group housing. Group homes shall be approved based on federal guidelines, consistency with future land use map and densities on basis of safety, land use compatibility, accessibility, convenience, and the availability of public facilities and infrastructure. Location: Group housing shall be allowed in all multifamily districts, by special exception after a public hearing, provided that the land to be developed is not divided into lots, and minimum requirements of this code as to size frontage or other requirements are met. Group homes of six or fewer residents, which otherwise meet the definition of a community residential home, shall be allowed in single-family districts, provided that such homes are not located within a radius of 1,000 feet of another existing such home of six or fewer residents, consistent with F.S. ch. 419. In any district where group housing is permitted, the following provisions must be met:

(1)

A plan showing the proposed development shall be presented to the planning commission showing contours, proposed streets or lanes, location for houses, community buildings, etc.

(2)

All residential structures shall be separated by at least the yard requirements set by this code.

(3)

The total area of the development has at least the area for the number of dwelling units required by this code for the district in which it is regulated and in no case shall there be more than eight dwelling units per gross acre, unless city water and sewerage are available.

(4)

All parts of the structure, if a dwelling unit, shall be maintained in a character consistent with the residential neighborhood in which it is located. Gross floor area, building design and lot coverage shall be consistent with the residential neighborhood in which it is located. If a non-residential structure, the structure shall be maintained in the general character of the district in which it is located.

(5)

A minimum of 200 square feet of interior living space shall be provided per facility resident. Interior living space shall include sleeping space and all other interior space accessible on a regular basis to all facility residents.

(6)

Bathroom facilities. A full bathroom with toilet, lavatory, and tub or shower shall be provided for every five residents. An additional toilet and lavatory shall be provided for each additional group of four persons or less.

(7)

Compliance with law. No group home approval shall be issued for such a use until the applicant furnishes a written statement by an architect or engineer that the proposed development meets NFPA-101 life safety code, and all regulations specified by state law and county regulations.

(u)

Underground storage tanks.

(1)

All new underground storage tanks within the city shall be required to provide double lining, consistent with F.A.C. 17-761.

(2)

All land use requests for installation of underground storage tanks shall not be issued development orders or permits until approved by the county underground storage tank program to ensure consistency with DER rules.

(3)

Prior to permitting of demolition and redevelopment of land uses which contain underground storage tanks, the developer shall be required to submit closure plans consistent with F.A.C. 17-761.800 to the county underground storage tank program to ensure consistency with DER rules.

(Ord. No. 2020-02, § 2, 3-9-2020)

(a)

All commercial development, regardless of size, shall comply with the following design standards.

(1)

Landscape buffers shall be provided for all commercial uses in compliance with article X.

(2)

Dumpsters shall not be located within any buffer area.

(3)

Mechanical equipment, electrical meter and service components, and similar utility devices, whether ground level, wall mounted, or roof mounted, shall be screened from view from public rights-of-way through one of the following methods:

a.

Landscaping.

b.

Uses of brick, wood, masonry, or PVC materials for screening. Such materials are to be compatible with the predominant materials and colors used for the principal building on the site.

(4)

Brick, wood, or masonry materials shall be used for any building facade visible from a public right-of-way or from a parcel used or zoned for residential use.

(5)

All exterior lighting shall be shielded and directed, using full cutoff fixtures, such that there is no direct illumination of adjacent properties used or zoned for residential use.

(6)

All parking areas shall include interior landscaped areas as follows:

a.

Parking lot and landscape plans shall be prepared by a landscape architect, or professional engineer registered in the state. A landscape plan shall be submitted with the development application and shall provide sufficient information to demonstrate that required shading will be provided.

b.

Portions of a development area left in the natural state may be credited toward the parking lot landscaping requirement subject to approval by the planning commission at site plan review.

c.

All parking lots with 20 or fewer spaces shall comply with section 10.9.

d.

All parking lots with 21 or more spaces shall include the following design standards:

1.

At least 20 percent of the vehicular use area shall be shaded.

2.

Head to head parking shall be prohibited. Landscape areas shall separate facing rows of parking.

3.

Landscape areas separating the facing parking rows shall be a minimum of ten feet wide and shall contain the following plantings per 100 linear feet:

(i)

Four canopy trees;

(ii)

Sixteen shrubs;

(iii)

Mulch or vegetative ground cover, other than grass, over the remaining area.

4.

Vehicle stops shall be used to ensure that vehicles do not overhang required landscaped areas. Continuous curbing shall be prohibited.

(7)

Outdoor sales are not permissible on parking spaces required to meet the minimum standards set forth in appendix A, article V.

(8)

Drive-up or drive-through facilities.

a.

The drive through lanes shall not be adjacent to land in a residential zoning district or adjacent to a conforming residential use.

b.

Windows for ordering or providing services shall not be adjacent to land in a residential zoning district or adjacent to a conforming residential use.

(9)

All buildings and sites shall be designed to incorporate green building and development technologies that include, but are not limited to, the following:

a.

Use of renewable construction materials.

b.

Use of high performance mechanical equipment and distribution.

c.

Use of low or no volatile organic compounds (VOC) emission building products.

d.

Implementation of on-site stormwater management through low impact development techniques, such as grass swales, bio retention areas, permeable pavers, and rain barrels and cisterns. Design strategies may be those found in Environmental Protection Agency, Office of Water, "Low Impact Development Design Strategies: An Integrated Design Approach."

(b)

Accessory structures and uses. Accessory uses and structures shall be integrated into the overall design of the site to ensure that visual and other impacts of these uses are fully contained or enclosed and out of view from adjacent properties and public streets.

(1)

Accessory uses and structures are loading docks, truck parking, outdoor storage, outdoor shopping cart storage areas, utility meters or cabinets, lift stations, HVAC equipment, dumpster, and other similar service facilities and functions.

(2)

Accessory uses and structures shall be designed to blend with the principal building through the use of color, building materials, and architectural features. Building materials, colors, and architectural features shall be the same as the predominant materials and colors of the principal building.

(3)

Loading docks and outside storage and displays shall be setback a minimum of 100 feet from any lots zoned for residential use. Measurement shall be from the property line of the residential lot to the nearest edge of the dock, storage area, or display.

(4)

Gasoline canopies and automotive service facilities that are accessory to the principal building shall be compatible with the design of the principal building. Materials, colors, building designs, architectural features, and roof design shall conform with and complement the predominant materials, colors, and design of the principal building. Lighting shall be flush mount, flat lens fixtures for all under canopy fueling areas.

(5)

Accessory uses shall not exceed the height of the principal building.

(c)

Additional standards for vehicle sales and hazardous materials storage.

(1)

The sale and rental of vehicles may be located adjacent to a property in a residential zoning district or a conforming residential use only where the following requirements are met:

a.

Within the B-4 and B-5 zoning district, provision of the buffer required by article X; and

b.

Commercial development in all other zoning districts shall provide 150 percent (multiply both the buffer width and the landscape material by a factor of 1.5) of the buffer required for the B-4 zoning district.

(2)

The storage, repair and maintenance of vehicles may be located adjacent to a property in a residential zoning district or a conforming residential use only where the following requirements are met:

a.

Use of fencing and landscaping to screen all outdoor uses and storage;

b.

Zoning district buffer specifications shall be multiplied by 1.5.

(3)

Uses that utilize, generate, store, or handle hazardous materials shall be permissible only when approved as a conditional use in order to ensure appropriate location, handling, storage, and disposal of the hazardous materials.

Large scale commercial developments shall meet the standards for all commercial development in section 9.3-1, in addition to the standards of this section.

(a)

Large scale commercial development is development with 80,000 or more square feet of gross floor area in all buildings on the site, whether a single, freestanding building, or a group of buildings.

(b)

Such commercial buildings may be occupied by one tenant or multiple tenants.

(c)

Development may be proposed on a single parcel, or two or more parcels.

(d)

General requirements.

(1)

Approval of all large-scale commercial development rezoning and site plan shall be by special exception approval.

(2)

Large scale commercial development plans shall be designed as a single site, regardless of the number of parcels. The design shall integrate the design of accessory uses and structures, including the signage, with the principal features and structures on the site.

(3)

The commercial development site, whether a single parcel or two or more parcels, shall have a management plan to ensure continual compliance with an approved site plan. Proof of unified control and management shall be provided to the city.

(4)

Commercial buildings shall be designed to ensure adaptability for reuse. The building design shall include specific elements for adaptation for multi-tenant reuse. Such elements may include compartmentalized construction, including plumbing, electrical service, heating, ventilation, and air conditioning. The building design shall also allow for interior subdivision into separate tenancies.

(5)

Buildings and development sites are encouraged to achieve a (LEED) certification gold rating, as defined by the U.S. Green Building Council or a comparable rating system that is approved by the city council following recommendation by the planning commission. As an incentive, the maximum floor area ratio shall be increased by 25 percent for projects that provide proof of application for such certification prior to review and provide proof of final certification prior to issuance of a certificate of occupancy. A temporary certificate of occupancy may be issued for a limited phase of development, provided that it does not prevent compliance of the overall site if the certification is not obtained.

(e)

Site design standards.

(1)

All exterior lighting shall be shielded and directed, using full cutoff fixtures, such that there is no direct illumination of adjacent properties.

(2)

Each commercial development shall include a tree survey and plans for tree preservation, protection, and maintenance as required by chapter 74, article III.

(3)

Each commercial development shall include a landscape plan that includes design, installation, and maintenance of landscaped areas according to article X, with the addition of the following requirements:

a.

Interior landscaping areas for the required canopy trees, as per section 10-9, shall include a minimum planting area of 400 square feet per canopy tree.

b.

Buffers around the perimeter of the site shall be 150 percent (multiply by 1.5) of the buffer width required in section 10-9 for the B-4 zoning district.

c.

The required buffer width shall contain the following planting materials for each 100 linear feet of boundary area, or fraction thereof:

1.

Six canopy trees;

2.

Ten understory trees;

3.

Shrubs that are three gallon plants, planted a minimum of three feet on center to form a continuous visual screen;

4.

Berming within the buffer area may be used as appropriate; however, a bio-retention swale or planted berm is preferred; and

5.

All trees and shrubs selected shall be in conformance with the materials listed in chapter 74, article III.

d.

Parking shall not exceed 110 percent of the parking standard set forth in appendix A, article V. At least 20 percent of the required parking shall be constructed utilizing pervious materials.

e.

Where two or more buildings are proposed within the development site, such buildings shall be connected by sidewalks or pedestrian pathways. Pedestrian facilities shall meet the following standards:

1.

Decorative pavers, bricks, scored concrete, or paving patterns shall be used to identify pedestrian areas.

2.

At least one internal continuous sidewalk shall be provided from an adjacent public street to the primary entrance in the commercial development.

3.

Sidewalks or walkways shall connect focal points of pedestrian activity, such as street crossings, building entrances, plazas, or courtyards.

4.

Landscaping shall be located adjacent to pedestrian areas to provide separation.

5.

Pedestrian-scale lighting shall be designed to light the walkway and provide for pedestrian safety. Light standards shall be low level lighting, not to exceed three feet in height.

f.

All internal pedestrian walkways, except for crosswalks, shall be physically separated from parking lot aisles, driveways, and other vehicular areas, where possible.

g.

Bicycle parking spaces shall be provided for retail uses at the rate of one space per ten parking spaces, or fraction thereof.

1.

Bicycle parking shall be provided through secure stationary racks that are anchored or bolted to the ground for security of bicycle property. The design and placement of bicycle racks shall be approved by the city.

2.

Facilities shall be located so as not to interfere with pedestrian or vehicular movement. A fence, wall, or curb, or at least five feet of open area, may be used to separate bicycle parking from other areas. The bicycle parking shall be marked to prohibit motor vehicle parking.

3.

Bicycle parking may be shared by tenants occupying one or more buildings on the same site.

4.

Bicycle parking requirements shall be exempt for building remodeling or renovations that do not include a change in use or an increase in total parking spaces.

5.

Where bicycle parking spaces are required but the site is not suitable for on-site location, the property owner or developer shall make a payment to the city in lieu of providing on-site bicycle parking spaces.

(f)

Building design standards.

(1)

Each building on a commercial development site shall have clearly defined, highly visible customer entrances, featuring no less than two of the following features:

a.

Arcades;

b.

Arches;

c.

Canopies or porticos;

d.

Cupolas;

e.

Overhangs;

f.

Recesses or projections;

g.

Architectural details, such as tile work or molding, which is integrated into the building structure and design; or

h.

Integral planters or wing walls that incorporate landscaped areas and/or places for sitting.

(2)

Facades that are 50 or more feet in length shall provide wall projections or recesses a minimum of three feet in depth and a minimum of ten contiguous feet long within each 50 feet of facade length.

(3)

Arcades, display windows, entry areas, or awnings shall be provided along at least 60 percent of the façade.

(4)

A repeating pattern of color, texture, or materials is required.

(5)

Brick, wood, or masonry materials shall be used.

(6)

The roofline shall have a change in height every 50 feet of building length.

(7)

Parapets, gable roofs, hip roofs, or dormers shall be used to conceal flat roofs and roof top equipment from public view.

(8)

Street level retail uses with sidewalk frontage shall provide an entrance to the building from the sidewalk in addition to any other access that may be provided to the building.

(a)

The waterfront commercial development standards shall apply to all uses within 150 feet of the shoreline of the Rainbow or Withlacoochee River, except for lots of record.

(b)

Uses shall be limited to those activities which are water dependent or water oriented. To be considered water dependent or water oriented, the activity requires public access to the water or for visual enjoyment of the water.

(c)

All development shall comply with the requirements of chapter 78, river corridor protection areas for setbacks, tree protection, habitat protection, shoreline access, and stormwater runoff.

(d)

All development applications shall be processed in accordance with the procedures for development within the river corridor protection area provided in chapter 78.