The following sections describe the categories of uses which apply within the City of High Springs:

TABLE 2.03.01 STRUCTURAL TYPES PERMITTED IN FORM-BASED DISTRICTS

The purpose of this section is to describe use restrictions which apply to specific land use categories. All lands within the City of High Springs have been designated for a dominant land use type and are those indicated on the Future Land Use map of the City of High Springs Comprehensive Plan. The specified zoning may vary within each designated area, based upon (but not limited to) such things as the character of the district, the need for protection of resources or the availability of facilities and services to serve the district.

These broad land use designations are intended to permit development and use of property in compliance with the goals, objectives, and policies of the City of High Springs as expressed in the City of High Springs Comprehensive Plan.

(1)

There shall be an official zoning map showing the boundaries of all zoning districts within the city's jurisdiction. This map shall be drawn on a durable material from which prints can be made, and shall be dated.

(2)

The location of any zoning district boundaries shown on the land use map shall be determined by the following rules:

(a)

Zoning district boundary lines are intended to follow the center line of streets, alleys, railroad rights-of-way, or watercourses or be parallel or perpendicular thereto, unless said zoning districts boundary lines are fixed by dimensions as shown on the land use map;

(b)

Where zoning districts boundaries approximately follow platted lot lines on the land use map, said lot lines shall be construed to be said boundaries;

(c)

Where zoning district boundaries approximately follow city limits, said limits shall be construed to be said boundaries;

(d)

On unsubdivided property, or where a zoning district boundary divides a lot, the location of any said boundary, unless the same is indicated by dimensions shown upon the land use map, shall be determined by the use of the scale shown upon said map;

(e)

If, after the application of the foregoing rules, uncertainty exists as to the exact location of a zoning district boundary, the city commission shall determine and fix the location of said boundary line following a formal public hearing.

The official zoning map bearing the signature of the mayor, the attest of the administrator, and dated __________ is hereby adopted as the official land use and zoning map for the City of High Springs.

Amendments to the official zoning map shall be as outlined in article XI of this LDC.

The administrator shall update the land use and zoning map as soon as possible after each amendment is adopted by the city commission. Upon entering the amendment on the map, the administrator shall change the date of the map to indicate the latest revision.

The administrator shall keep copies of all superseded land use and zoning maps for historical reference.

Land use designations for the City of High Springs are established in the City of High Springs Comprehensive Plan, Future Land Use Element, and indicated on MAP LU-3 Future Land Use - 2010. The land use classifications defined in the Future Land Use Element of the City of High Springs Comprehensive Plan and delineated on the future land use map shall be the determinants of permissible dominant land use on any parcel within the city. This section contains definitions of the various zoning districts compatible with land use classifications. Following is a table of future land use categories correlated with zoning districts.

Table 2.01.01 Future Land Use—Zoning District Compatibility

(Ord. No. 2022-15, § 1, 7-14-2022)

The incorporated area of High Springs shall be divided by this Code into zoning districts. The official boundaries of said districts shall be shown upon a city map which shall be maintained and kept in the possession of the High Springs Planning Department. All districts shall be shown on the map, which shall be known as the City of High Springs Official Zoning Map. All district amendments or alterations to this Code shall be shown on the map, when applicable, and dated. The map and all notations, references and other data shown thereon are hereby incorporated by reference into this Code as if all were fully described herein.

CON Conservation. The CON district is intended to preserve lands that are environmentally sensitive or have ecological and/or archaeological significance. Residential use shall not exceed one dwelling unit per ten acres. Non-residential uses shall be restricted to very low intensity uses related to the conservation of the district's character.

AG Agriculture. The AG Agriculture district is intended to depict those areas of the city that are currently characterized as rural/agricultural in nature. Residential use shall not exceed one dwelling unit per five gross acres. Non-residential uses shall be restricted to low intensity uses related to forestry and other agricultural uses, such as cattle grazing, cultivation of field crops, vegetable crops, and those commercial or other uses on a limited scale serving or ancillary to agricultural activities. Solar and associated electrical infrastructure and other renewable energy facilities are allowed. Rural event centers, heritage tourism and ecotourism activities, resource-based recreation and outdoor activity-based recreation are also allowed.

(Ord. No. 2022-15, § 2, 7-14-2022)

RE Rural Estate. The RE district is intended to accommodate low density single-family residences within the Rural Residential future land use category.

R1 Single-family Residential. The R1 district is intended to accommodate low density single-family residences and agricultural activities in areas within the city's planning jurisdiction. Residences may not be served with water and sewer if located within the Rural Residential future land use category.

R1A Single-family Residential. The R-1A district is intended to accommodate low and medium density single-family residences that are served by public water and central sewer facilities.

R2 Residential. The R-2 district is intended to accommodate medium density single-family detached residential uses that are served by public water and central sewer facilities.

R3 Residential. The R-3 district is intended primarily to accommodate medium density single-family detached residential uses that are served by public water and central sewer facilities.

RM Residential Mixed. The RM district is established to accommodate a mixture of housing types and densities located near the city center and in proximity to developing neighborhood, village and town centers. The RM district is a "form-based" district.

MU Mixed Use. The MU district is established to accommodate a mixture of housing types and densities located near the city center and in proximity to developing village and town centers. The MU District is a "form-based" district.

TCBD Traditional Central Business District. The TCBD district is a "form-based" district to be applied within the traditional downtown. The TCBD district is intended to maintain the "main street" character of the downtown and to encourage the mixing of retail, office, institutional and residential uses within an environment of shared infrastructure.

C1 Commercial/Residential. The C1 district is intended to accommodate office uses and residential uses including multifamily and single-family.

C2 Commercial. The C-2 district is intended for single-family, multiple family, general retail, commercial, office and service activities. Businesses in this category require location convenient to automotive and pedestrian traffic.

C3 Commercial/Residential. The C3 district is intended to accommodate more intense commercial activities that typically require large land areas and access to high volume traffic corridors. Multifamily, attached single-family and mobile home parks are permitted. Detached single-family and duplexes may be permitted as accessory uses.

IND Industrial/Commercial. The IND district is intended for manufacturing, industrial activity, wholesaling, warehousing, and distribution. Commercial and business uses including retail uses are permitted.

BC Business/Commerce. The BC district is intended to accommodate a broad range of commercial, business, research and light industrial uses that provide employment opportunities and expansion of the city's economic base. The BC district is also intended to accommodate mixed use and residential development under a master plan concept.

P/SP Public/Semi Public. The P/SP district is intended to accommodate public uses including public buildings, public facilities, public open space and public recreation facilities.

PD Planned Development. The PD district provides design flexibility by allowing a development plan to regulate the use and intensity of use of a specific site. The application of the PD district is optional for the landowner or developer. The uses and intensity of uses permitted within a PD district shall be those uses permitted by the underlying zoning district.

TND Traditional Neighborhood Development. The TND district is intended to accommodate a mix of housing types, civic and neighborhood-oriented commercial uses, integrated with a recreation and pedestrian-oriented open space system and a system of streets, alleys and sidewalks. A neighborhood center with an adjacent neighborhood square is a community focal point within easy walking distance of residents.

Where uncertainty exists with respect to the boundaries of any of the aforesaid districts as shown on the zoning map, the following rules shall apply:

(1)

Where district boundaries are indicated as approximately following the center lines of streets, alleys, railroad rights-of-way, or their extensions, or corporate boundaries, these delineations shall be construed to be such boundaries.

(2)

Where district boundary lines are so indicated that they approximately follow lot lines or their extensions, such lot lines shall be construed to be such boundaries.

(3)

Where district boundaries obviously do not coincide with any of the aforesaid lines, and are so indicated that they are approximately parallel to the center lines of streets, alleys, railroad rights-of-way, or extensions thereof, such boundaries shall be construed as being parallel thereto and at such a distance as indicated on the zoning map.

(4)

Where the boundary of a district follows a stream, lake or other body of water, said boundary line shall be deemed to be at the limit of the jurisdiction of the City of High Springs, unless otherwise indicated.

(5)

In the case of any uncertainty, the administrator shall interpret the intent of the map as to the location of the district boundaries. The decision of the administrator may be appealed to the city commission in accordance with article XII of the LDC.

(6)

Where zoning district boundaries approximately follow city limits, said limits shall be construed to be said boundaries.

(7)

On unplatted property, or where a zoning district boundary divides a lot, the location of any said boundary, unless the same is indicated by dimensions shown upon the land use map, shall be determined by the use of the scale shown upon said map.

Permitted uses are allowed as a matter of right in each district as prescribed by Table 2.02.01 and in accordance with the standards and procedures set forth in this Code. Permitted uses are designated by the letter "P" in Table 2.02.01 and Table 2.02.02.

Provisional uses are allowed as a matter of right in each district as prescribed in Table 2.02.01 provided that the use adheres to the standards prescribed for the zoning district and is in accordance with supplemental standards and regulations as prescribed by Part 7.09.00. Provisional uses are designated by the letter "S" in Table 2.02.01 and Table 2.02.02

Special exception uses are not allowed as a matter of right in a zoning district, but are allowed only upon a determination by the plan board that such use is in accordance with the standards specifically prescribed by Part 7.09.00 and otherwise set forth in this Code. Special exception uses are designated by the letters "SE" in Table 2.02.01 and Table 2.02.02.

Conditional uses are not allowed as a matter of right in a zoning district, but are allowed only upon a determination by the city commission that such use is in accordance with the standards specifically prescribed by Part 7.09.00 and otherwise set forth in this Code. Conditional uses are designated by the letter "C" in Table 2.02.01 and Table 2.02.02.

An accessory use or structure is clearly incidental and ancillary to the principal use or structure on a parcel. The procedure for review of an accessory use or structure shall be the same as is required for the principal use or structure.

Accessory use and structures shall adhere to the standards prescribed in section 7.09.01.

Temporary uses are permitted in accordance with section 7.09.24.

Animal feedlots, poultry operations, dairies, and commercial aviaries shall not be permitted in the city.

TABLE 2.02.01 ALLOWABLE USES IN ZONING DISTRICTS

"P" - Permitted Use   "S" - Provisional or Special Use   "SE" - Special Exception   "C" - Conditional Use

¹ Such as swimming pools, utility & storage buildings and private garages.

² One dwelling unit which is accessory to a permitted use and located on the same lot.

³ Wholesale/retail sales of those items manufactured on site, or items closely related to those items manufactured on site.

⁴ Utility structures owned or operated by the City of High Springs.

(Ord. No. 2019-12, § 1, 1-23-2020; Ord. No. 2020-15, § 1, 1-14-2021; Ord. No. 2021-04, § 1, 6-24-2021; Ord. No. 2021-05, § 1 6-24-2021; Ord. No. 2022-09, § 1, 6-23-2022)

TABLE 2.02.02 ALLOWABLE USE IN FORM-BASED DISTRICTS