This section applies to any property within the SunRunner Target Employment Center Local Overlay (SunRunner TEC-Local Overlay) as depicted as a zoning overlay on the official zoning map. The following regulations provide an alternative development option within the overlay district. A property owner may opt to develop under these standards or may utilize the development standards in the underlying Industrial Traditional (IT) district in section 16.20.100.

(Ord. No. 583-H, § 1, 9-12-2024)

The SunRunner TEC-Local Overlay is established as a subcategory of the existing Target Employment Center (TEC) Overlay designated on the future land use map. The standards and requirements of the SunRunner TEC-Local Overlay are established in accordance with the SunRunner Rising Development Study and SunRunner Rising Special Area Plan.

The purpose of the SunRunner TEC-Local Overlay is to allow and encourage a variety of uses and building typologies that support and attract target employment users in the creative industries. The overlay district allows alternative permitted uses, density, intensity, and development standards than what is typically permitted in the industrial zoning districts to encourage transit-oriented development in the SunRunner 22 ^nd Street station area by allowing non-industrial uses to develop alongside small-scale fabrication, makers, and arts spaces when performance measures are met.

The SunRunner TEC-Local Overlay is located over Industrial Traditional (IT) zoned land south of 1 ^st Avenue South, east of 24 ^th Street South, and north and west of Interstate 275. The overlay district is south of the SunRunner Bus Rapid Transit (BRT) 22 ^nd Street South Station and SunRunner BRT Activity Center, and north and east of established, predominantly single-family neighborhoods. This area is characterized by small-scale manufacturers and artisan users with industrial and warehouse needs. The overlay district functions as a place where people go to patronize and experience unique local businesses known for on-site production with a creative orientation.

The overlay district establishes provisions to incentivize and retain a mix of spaces for target employment users involved in small-scale manufacturing, artisanal production, brewing and distilling, design services, artist studios, creative incubators, and other light industrial, arts-related activities that are compatible with residential and commercial areas. This area also provides opportunities for target industry-supporting retail, office, research and educational activity, as well as opportunities for residential development that is provided concurrently with or after target employment uses.

Development standards in the SunRunner TEC-Local Overlay:

• Reinforce the creative industrial character of the area;

• Establish guidelines to retain and protect small-scale industrial uses;

• Encourage urban form design components and public realm improvements that promote walkability to support public transportation, use of the Pinellas Trail, and other multi-modal transportation alternatives.

(Ord. No. 583-H, § 1, 9-12-2024)

For the purpose of this section, the following terms and definitions apply:

Artisanal production. The onsite production of hand-fabricated or hand-manufactured parts and custom or craft consumer goods based on the skill and knowledge of the artisan and the use of hand tools or small-scale, light mechanical equipment. The artisanal production category includes apparel manufacturing, cabinetry, furniture making, glass working, jewelry making, metal working, pottery, sculpture, personal care products, wood working, and their substantial equivalents. Showrooms and the ancillary sales of goods produced on-site or customarily found in association with the type of business are permitted.

Arts education. Establishments that provide general or specialized education, instruction, or training in the arts and creative enterprises to individuals or groups.

Arts-related sales and services. Establishments selling, leasing, or renting finished artwork, supplies used to support artisanal production work, musical instruments, multi-media, publications, or other hand-fabricated goods produced as a result of the skill and knowledge of an artist or artisan to the general public, businesses, or institutions.

Artist retreat. Establishments providing transient accommodation units in relationship with a museum, gallery, art production facility, art exhibition, or other creative enterprise facility that are available to artists, apprentices, or students of an arts education program more than three times in any consecutive 365-day period, each for a term less than 30 days. Artist retreat uses shall provide designated space for creative work, arts education, or art exhibition, such as a studio or art gallery. Artist retreat transient accommodation units shall only be available to registered participants of the retreat's activities.

Craft food and beverage production. Establishments engaged in on-site, small-scale production of hand-crafted, specialty food and beverage products. Typical examples include bakeries, breweries, chocolatiers, coffee roasters, confectioneries, and distilleries. Tasting rooms and the ancillary sale of products produced on-site or customarily found in association with the type of business are permitted, not to exceed 50 percent of gross floor area.

Creative incubators. Establishments providing multiple individuals, organizations, or small firms access to collaborative or shared workplace facilities and business or administrative services, education, mentoring, and networking related to work in the arts and creative enterprises. These establishments typically offer access to low-cost studio spaces, business/administrative services, and specialized equipment to support the creative endeavor.

Laboratories and research and development. In addition to the definition provided for this use in section 16.10.020.1—Matrix: Use Permissions and Parking Requirements Matrix and Zoning Matrix, in the SunRunner TEC Local Overlay district this use may also include the following establishments:

(1)

Arts lab or research facility. An establishment used for the experimentation and exploration of new techniques and technologies involved in the creative enterprises, including but not limited to artificial intelligence, digital media, interactive installations or exhibits including virtual reality, multimedia projects, music composition or production, sound design, and fashion.

(2)

Test kitchen. An establishment where professionals involved in the food and beverage industry explore and refine innovative techniques related to the culinary arts. Such use provides multiple cooking stations designed for researching, developing, and testing new recipes, cooking methods, or flavor combinations. Such use may include a tasting room, where the general public samples the facility's products, as an ancillary use not to exceed 50 percent of gross floor area.

Office, business incubator. Establishments providing multiple start-ups and other small firms with access to collaborative or shared workplace facilities including office space, event space, and conference rooms; prototyping space, electronics labs, or machine shops with equipment; and business or administrative services, education, and networking.

Office, co-working. Establishments providing multiple individuals or small firms access to collaborative or shared workplace facilities including, but not limited to, office suites, for-rent 'hot desks', dedicated workstations, meeting rooms, conference rooms, event space, resource libraries, and business or administrative support services.

Office, design services. Establishments that provide design services to individuals, groups, or businesses including architectural design, fashion design, graphic design, interior design, industrial design, landscape architecture, product development, software development, urban design, and their substantial equivalents.

Target employment use. Within the SunRunner TEC-Local Overlay district, target employment uses shall mean those employment-generating uses related to small-scale manufacturing, fabrication, and assembly, research and development, design services, artist studios, and other light industrial or creative enterprises, as identified in section 16.30.050.4.1.B.

(Ord. No. 583-H, § 1, 9-12-2024)

A.

Target employment uses required.

1.

All sites shall incorporate one or more target employment uses provided under section 16.30.050.4.1.B, such that the total minimum combined floor area of all target employment uses on the site is equal to or greater than 30 percent of lot area or 40 percent of the first floor area, whichever is less. Where there are multiple buildings on a site, the 40 percent applies to the first floor of all buildings. For sites with one-story building(s) only, the total minimum combined floor area of all target employment uses on the site shall be 30 percent of total gross floor area of all buildings on the site. For purposes of calculating the required floor area of target employment uses, the area of the first floor shall include the total gross floor area of all buildings on a site, not including ground-floor level area associated with loading areas, mechanical areas, and parking ramps. The required TEC-square footage may be provided in any of the buildings, as long as the total equates to the required minimum.

2.

Any floor area that is not used for target employment uses may be used for one or more of the non-target employment uses.

3.

Target employment uses required to be provided concurrently. No Certificate of Occupancy shall be issued for any non-target employment use on a site until the required gross floor area for target employment uses is completed.

B.

Target employment uses. A building or site shall include one or more of the following uses to satisfy the target employment use requirement of this subsection. Any additional use allowed as a target employment use in the SunRunner TEC-Local overlay district as determined by the POD shall be primarily related to small-scale production, the arts or other creative enterprises and shall be consistent with the intent and purpose of the SunRunner TEC-Local overlay.

1.

Artisanal production;

2.

Arts education;

3.

Arts-related sales and services;

4.

Artist retreat;

5.

Craft food and beverage production;

6.

Creative incubator;

7.

Laboratories and research and development, arts lab or research facility;

8.

Laboratories and research and development, test kitchen;

9.

Museum;

10.

Office, business incubator;

11.

Office, co-working;

12.

Office, design services;

13.

Office, general;

14.

Performing arts venue (500 seats or less);

15.

The following uses which are permitted as a principal use in the Industrial Traditional (IT) zoning district:

a.

Brewery

b.

Catering service/food service contractor

c.

Commercial garden and greenhouse

d.

Construction establishment

e.

Government building and use

f.

Laboratories and research and development

g.

Manufacturing—Light, assembly and processing

h.

Manufacturing—Heavy

i.

Motor vehicle service and repair

j.

Nursery

k.

Office, temporary labor (day labor)

l.

Office, veterinary

m.

Publishing and printing

n.

Recycling center

o.

School, all others

p.

Service, fleet based

q.

Studio

r.

Warehouse

s.

Wholesale establishments.

(Ord. No. 583-H, § 1, 9-12-2024)

The SunRunner TEC-Local Overlay permits alternative uses than what is traditionally allowed in the industrial traditional zoning district to encourage transit-oriented development in the SunRunner 22 ^nd Street station area. The City is committed to preserving and protecting the existing creative industrial character of the SunRunner TEC-Local Overlay while also recognizing the opportunity for additional non-target employment uses to develop in appropriate locations to create a vibrant, mixed-use environment supported by multimodal transportation options.

A.

The following alternative TOD supportive, non-target employment uses are allowed in the SunRunner TEC Local Overlay district when the target employment use requirements provided under section 16.30.050.4.1 are satisfied. Refer to section 16.10.020.1—Matrix: Use Permissions and Parking Requirements Matrix and Zoning Matrix for use definitions.

1.

Accessory, dwelling unit. May be permitted only on lots with an existing detached single-family house;

2.

Accessory artist in residence. May be permitted in excess of 10 percent of gross floor area, not to exceed 50 percent of gross floor area, and allowed to contain more than one dwelling space on lots with an existing target employment use or in new developments when a target employment use occupies at least 50 percent of gross floor area;

3.

Dwelling, live/work;

4.

Dwelling, Multifamily. May be permitted provided an environmental report is submitted for the subject property and an analysis of the surrounding industrial uses including any mitigation measures needed to address the health and safety of future residents due to proximity to such uses is provided. For projects above 2.0 FAR, a workforce housing intensity bonus shall be provided in accordance with section 16.30.050.5.1.

5.

Bed and breakfast;

6.

Hotel;

7.

Restaurant and bar, brewpub;

8.

Restaurant and bar, indoor;

9.

Restaurant and bar, accessory outdoor area;

10.

Restaurant and bar, indoor and outdoor;

11.

Retail sales and service;

12.

Service establishment;

13.

Service, personal;

14.

Commercial recreation, outdoor;

15.

Health club;

16.

Performing arts venue (indoor and outdoor).

(Ord. No. 583-H, § 1, 9-12-2024)

A.

All uses approved under the TEC local overlay are exempt from the minimum number of parking spaces required.

B.

Developments shall comply with the minimum bicycle parking requirements established in section 16.40.090.4. All developments with frontage along the Pinellas Trail shall provide a minimum of two short-term bicycle parking spaces, or one per 5,000 square feet of ground-level gross floor area, whichever is greater, regardless of use.

(Ord. No. 583-H, § 1, 9-12-2024)

Achieving maximum development potential will depend upon market forces, such as minimum desirable unit size, and development standards, such as minimum lot size, parking requirements, height restrictions, floor area ratios, maximum building and impervious surface ratios, and building setbacks.

Projects within the SunRunner TEC Local Overlay district may qualify for an additional intensity bonus. These bonuses are specifically written to provide support for TEC-Local uses and the SunRunner BRT. Projects receiving FAR bonuses shall not exceed the maximum intensity allowed for the site. To qualify for bonuses: a project shall comply with all minimum use requirements of the SunRunner TEC-Local Overlay district.

If the proposed development includes residential dwelling units, the first 1.0 bonus FAR shall be selected from a. Workforce Housing, as shown in Table 16.30.050.5.1. For any FAR bonus above 3.5, the first 0.5 bonus FAR shall be selected from b. 1-3 or c.1-2, as shown in Table 16.30.050.5.1. Thereafter, any bonus or combination of bonuses is allowed.

Once a project has been determined to qualify for bonuses by the POD, the development may utilize any combination of the bonus provisions listed in this subsection to attain the desired additional development rights, except as otherwise limited by these regulations.

(Ord. No. 583-H, § 1, 9-12-2024)

The height restrictions do not correlate directly to the zoning districts. They are designed to concentrate heights around the 22 ^nd Street South SunRunner BRT station and then transition toward existing maximum building heights in the surrounding neighborhoods.

Expand

TABLE 16.30.050.6.a: Maximum Building Height
Building Height1
	Area	Maximum Height 1
		86-feet 2
		56-feet 2
		35-feet
		1  Refer to technical standards regarding measurement of building height and height encroachments. 2  An additional height of 10-feet is allowed for nonresidential spaces that do not exceed 25 percent of the total rooftop area.

 

(Ord. No. 583-H, § 1, 9-12-2024)

The following design criteria allow the property owner and design professional to choose their preferred architectural style, building form, scale and massing, while creating a framework for good urban design practices which create a positive experience for the pedestrian.

(Ord. No. 583-H, § 1, 9-12-2024)

A.

Site layout and orientation. The City is committed to creating and preserving a network of linkages for pedestrians. Consequently, pedestrian and vehicle connections between public rights-of-way and private property are subject to a hierarchy of transportation, which begins with the pedestrian.

B.

Building and parking layout and orientation.

1.

All development in the SunRunner TEC-Local Overlay:

a.

Buildings shall be located adjacent to streets to improve access and shall provide walkway connections to bus stops and public sidewalks.

b.

The principal structure shall be oriented toward the primary street. A building on a corner property may be oriented to the secondary street so long as all street façades are articulated as primary façades. Buildings at the corner of two intersecting streets are encouraged to highlight and articulate the corner of the building.

c.

Building entrances shall face and be visible from adjacent primary streets and shall be directly accessible from the sidewalk adjacent to such street.

d.

All mechanical equipment and utility functions (e.g. electrical conduits, meters, HVAC equipment) shall be located behind the front façade line of the principal structure. Mechanical equipment that is visible from the primary street shall be screened with a material that is compatible with the architecture of the principal structure or plant material.

e.

Surface parking lots which are visible from a street (not including alleys) shall provide a solid knee wall not less than 36 inches high.

f.

No development shall be designed to prohibit or obstruct the ability for future vehicle, bicycle, and pedestrian access and connectivity to adjacent lots, including through the use of new public or private streets, except where the POD determines that such design is impractical due to topographic or other site-specific constraints.

2.

Development with frontage along 22^ndStreet South:

a.

Buildings shall create a presence on the street. This means that a minimum of 60 percent of the principal structure's linear frontage, per street face, shall be on the building setback line.

b.

Developments with frontage along 22 ^nd Street shall include appropriate nonresidential, pedestrian-oriented uses. These uses shall include, but not be limited to, arts-related sales and services, artisanal and craft food and beverage production with showrooms and tasting rooms, restaurants and bars, target employment office uses, studios, and museums. Such pedestrian-oriented uses shall be incorporated into no less than 60 percent of the linear building frontage abutting 22 ^nd Street South. Each of the foregoing pedestrian-oriented uses shall have a minimum average depth of 40 feet.

c.

Surface parking, ancillary equipment, loading and service operations shall be placed to the rear or internal to the property and shall not be visible from streets (not including alleys).

d.

Parking structures are encouraged to be internal to the site and include architectural features related to the principal structure and shall meet the general development standards for parking structures.

e.

Detention and retention ponds and drainage ditches shall be located behind the principal building to the rear of the property. Detention and retention ponds and drainage ditches shall comply with the design standards set forth in the drainage and surface water management section.

C.

Building fenestration

1.

Development with frontage along 22^ndStreet South, 2^ndAvenue South, and 3^rdAvenue South,

a.

Buildings shall be equally detailed on all façades visible from a street (not including alleys).

b.

Ground level façades along 22 ^nd Street South shall have at least 50 percent transparency at the ground level. All façades for ground level residential use and all faces for floors above ground level and second floor for non-residential uses shall have at least 30 percent total fenestration. At least two-thirds of this requirement shall be transparent (i.e., window glass).

c.

Ground level façades along 2 ^nd Avenue South and 3 ^rd Avenue South shall have at least 30 percent transparency at the ground level. All façades for ground level residential use and all faces for floors above ground level and second floor for non-residential uses shall have at least 10 percent total fenestration. At least two-thirds of this requirement shall be transparent (i.e., window glass).

d.

A zero-lot line building or buildings that have interior façades or portions thereof that cannot provide glazing due to building and fire code regulations are exempt from providing fenestration on any exempt portion of the building. Portions of these façades which are not exempt shall have fenestration and architectural detailing consistent with the design style of the building which shall comprise at least 20 percent of the façade. Permanent, durable architectural features such as shutters, tile mosaics, medallions, Trompe L-oeil, or other items are acceptable.

e.

No floor of any street façade shall have a blank area greater than 36 feet in width and the height of the floor. All other façades shall include fenestration and other architectural features.

f.

Window fenestration on the street façades shall be organized in a rational pattern.

D.

Screening and landscaping.

1.

All developments shall conform to the IT zoning district requirements stated in section 16.20.100.6.

E.

Pedestrian circulation.

1.

Sidewalks required. Existing public sidewalks shall be repaired to City standards. Where no public sidewalk exists, a public sidewalk shall be constructed in accordance with the requirements of the subdivision section.

2.

Where multiple entry features or multiple buildings exist within the same development, each entry feature and building shall be connected by an internal sidewalk system that is clearly delineated from the vehicular pavement. The internal sidewalk system shall connect to any public sidewalk that abuts the property.

3.

Cross easements which connect the internal pedestrian system are encouraged between abutting property owners.

4.

Pedestrian circulation routes are encouraged to be emphasized with special design features that establish them as areas where pedestrians are physically separated from the flow of vehicular traffic. Techniques shall include one or more of the following:

a.

Arcades, porticos, or other shade structures;

b.

Bollards;

c.

Seat walls or benches;

d.

Landscape planters.

5.

Sites larger than five acres shall be divided into smaller units through the use of pedestrian walkways, private drives, and other vehicular circulation routes.

(Ord. No. 583-H, § 1, 9-12-2024)

The Pinellas Trail represents a unique opportunity to cultivate a vibrant, multimodal environment that blends one of the region's greatest recreational assets with the distinct communities that interface with the trail. The city recognizes the symbiotic relationship that can exist between the trail and local businesses and finds that special consideration towards building design and orientation along the Pinellas Trail is necessary to activate trail frontages, maintain a safe, pedestrian-oriented environment for trail users, and stimulate local economic development for businesses that locate along the Pinellas Trail.

The following design criteria allows the property owner and design professional to choose their preferred architectural style, building form, scale and massing, while creating a framework for good urban design practices which create a positive experience for users of the Pinellas Trail. For purposed of this section, the Pinellas Trail shall be referred to as "the trail."

A.

Properties with frontage along the Pinellas Trail shall treat the trail as a street frontage in addition to any street-facing frontages and meet the following requirements:

1.

A minimum of one entrance shall be directly accessible from the trail via a walkway with a minimum width of five feet. All pedestrian improvements shall be ADA accessible and provided alongside adequate lighting.

2.

Off-street parking areas, outdoor storage, and loading areas shall not be located between any building and the trail. Building mechanical and accessory features may be located between the building and the trail but shall be screened with plant or fence materials. Screening with plant or fence materials shall be required if the equipment is otherwise visible from any public right-of-way.

3.

No groundfloor of any trail-facing façade shall have a blank area greater than 36 feet in width and the height of the floor. Blank walls may be limited through use of murals, fenestration, and/or architectural features.

4.

Fencing must be decorative and follow all standards of the commercial zoning districts. No chainlink, barbed wire or electric fencing may be used abutting the Pinellas Trail.

(Ord. No. 583-H, § 1, 9-12-2024)

A.

Special events related to target employment uses and creative enterprises, such as live performances, pop-up markets, temporary art exhibits, are permitted in the SunRunner TEC-Local Overlay district upon receipt of a completed temporary use permit application in accordance with the criteria for temporary uses and procedures identified in the applications and procedures section.

B.

Special events may include mobile food trucks allowed by a City-issued permit in accordance with the criteria for mobile food trucks and procedures identified in section 16.30.050.9 and section 16.50.440.

C.

Standards.

1.

Conditions shall be imposed to reasonably mitigate any adverse impacts resulting from noise, lighting, vehicular traffic, vehicular parking, pedestrian traffic, solid waste collection, and other such matters and effects as may be expected from the occurrence of such special events.

2.

Special events occurring on a site for a duration of more than three hours shall demonstrate that restroom facilities are available on-site or off-site.

3.

Special events shall comply with the Noise Ordinance in Chapter 11.

(Ord. No. 583-H, § 1, 9-12-2024)

This subsection allows flexibility to the standards established for mobile food trucks and roadside vending to recognize the diverse activities and unique needs associated with creative entrepreneurial endeavors in the SunRunner TEC-Local Overlay. Unless otherwise expressly stated below, the standards and procedures identified in section 16.50.440—Vending, mobile food trucks and section 16.50.460—Vending, roadside market shall apply.

A.

Vending, mobile food trucks. Alternative standards for the vending of products from a class I mobile food truck on private property within the SunRunner TEC-Local Overlay are provided as follows:

1.

Vacant properties. The operation of a class I mobile food truck on vacant and undeveloped private property shall be allowed in the SunRunner TEC-Local Overlay with the written permission of the property owner.

2.

Frequency. Except as may be allowed as part of a City-issued permit (as defined in section 16.50.440), mobile food trucks are permitted on each property. Mobile food trucks that are present on the same property more than two days per week and/or park overnight shall:

a.

Not be located in parking spaces required by the other uses on the property unless the number of spaces exceeds the minimum amount required for other uses on the property. The utilization of an off-street parking space for the operation of a food truck must not cause the site to become deficient in required off-street parking; and

b.

Provide a site map for location and/or placement of food truck(s) on the subject property. Food trucks shall maintain a minimum 10-foot clearance from all buildings.

c.

Demonstrate that restroom facilities are available on-site or off-site.

3.

Hours of operation. Class I mobile food trucks shall be allowed to operate after 7:00 a.m. and before 9:00 p.m. in the SunRunner TEC-Local Overlay unless allowed by a City-issued permit (as defined herein).

a.

Extended hours. At locations where mobile food trucks are allowed to operate, an owner may request to extend the hours of operation from 9:00 p.m. until 1:00 a.m. The request for extended hours shall be reviewed by the POD, subject to the criteria contained in the applications and procedures section.

4.

Food truck special events. An owner may request as part of a food truck special event application that the food truck special event take place over a period of more than seven days. The request for a food truck special event for a duration longer than seven days shall be reviewed by the POD, subject to the criteria contained in the applications and procedures section.

B.

Vending, roadside markets. Alternative standards for roadside vending markets within the SunRunner TEC-Local Overlay are provided as follows:

1.

In addition to food, roadside vending markets may sell hand-fabricated material goods produced by a target employment use operating within the SunRunner TEC-Local Overlay.

2.

Roadside vending markets are allowable throughout the SunRunner TEC-Local Overlay and shall be allowed to operate after 7:00 a.m. and before 9:00 p.m. provided all other conditions of operation stated in section 16.50.460 are met.

a.

Extended hours. At locations where mobile food trucks are allowed to operate, an owner may request to extend the hours of operation from 9:00 p.m. until 1:00 a.m. The request for extended hours shall be reviewed by the POD, subject to the criteria contained in the applications and procedures section.

(Ord. No. 583-H, § 1, 9-12-2024)