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Sanford City Zoning Code

ARTICLE II

LAND USE, ZONING, AND PERFORMANCE CRITERIA1


Footnotes:
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Cross reference— Buildings and building regulations, ch. 18; floods, ch. 46; zoning amendments and planned development projects, pt. III, art. IV.


Section 2.1.- Zoning districts.

Consistent with the City's Comprehensive Plan (Sec. 1.21, Comprehensive Plan), all land and water areas located within the City shall be designated for use and development based on the following zoning districts which districts shall be reflected on the City's Zoning District Map by the symbols set forth below. The term 'zoning district' is synonymous with the term 'zoning classification.'

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RESIDENTIAL DISTRICTS

SR-1AASingle-Family Dwelling Residential. Which shall identify those areas of the City which are intended for 1-family dwellings on ten thousand (10,000) square foot lots and related accessory uses.
SR-1ASingle-Family Dwelling Residential. Which shall identify those areas of the City which are intended for one-family dwellings on 7,500 square foot lots and related accessory uses. Where located on land with a Comprehensive Plan designation of "Low Density Residential," the gross residential density shall not exceed 6 units per acre.
SR-1Single-Family Dwelling Residential. Which shall identify those areas of the City which are intended for one-family dwellings on 6,000 square foot lots and related accessory uses. No new lots shall be platted under this zoning classification except for plats for subdivisions with ten or less urban infill lots. Where located on land with a Comprehensive Plan designation of "Low Density Residential," the gross residential density shall not exceed 6 units per acre.
SR-2Mobile Home Residential. Which shall identify those areas of the city which are intended for mobile homes and related accessory uses. Maximum gross residential density shall not exceed 6 units per acre. Replacement of existing mobile homes on existing mobile home parks and sites of record, as of December 8, 2003, shall be permitted.
MR-1Multiple-Family Residential. Which shall identify those areas of the City which are intended for multiple-family dwellings at a maximum density of 8 dwelling units per acre and related accessory uses.
MR-2Multiple-Family Residential. Which shall identify those areas of the City which are intended for multiple-family dwellings at a maximum density of 15 dwelling units per acre and related accessory uses except, however, that multiple-family dwellings located adjacent to single-family dwellings or single-family zoning districts shall have a maximum density of 10 dwelling units per acre.
MR-3Multiple-Family Residential. Which shall identify those areas of the City which are intended for multiple-family dwellings at a maximum density of 20 dwelling units per acre and related accessory uses except, however, that multiple-family dwellings located adjacent to single-family dwellings or single-family zoning districts shall have a maximum density of 10 dwelling units per acre.

 

MULTIPLE FAMILY RESIDENTIAL/OFFICE/INSTITUTIONAL (RMOI) DISTRICT

RMOI Multiple-Family Residential—Office—Institutional.
The multiple-family Residential/Office/Institutional (RMOI) District is a planned mixed use district designed to accommodate business and professional offices as well as high density multiple family residential opportunities and institutional uses. The maximum residential density shall be 20 units per acre except, however, that multiple-family dwellings located adjacent to single-family dwellings or single-family zoning districts shall have a maximum density of 10 dwelling units per acre. The maximum intensity of nonresidential development measured as a floor area ratio is .35. The mix of residential and office/institutional uses shall contain at least 20% of the lesser use based on intensity or density of uses.
This district expressly excludes general retail sales and services, warehousing, and outside storage. Furthermore, this district is intended for sites which:
(a) Have accessibility to major thoroughfares or are located along the outer fringe of core commercial areas;
(b) Build on the purpose and function of the central business district and Lake Monroe waterfront;
(c) Encourage reinvestment in declining residential areas adjacent to commercial core areas;
(d) Have potential to be served by a full complement of urban services;
(e) Contain sufficient land area to accommodate good principles of urban design, including sufficient land area to provide adequate landscaping and buffers to separate existing as well as potential future adjacent land uses of differing intensity; or
(f) Frequently serve as a transition area which buffers residential uses located in one area from a nearby area which accommodates uses of a higher intensity.

 

COMMERCIAL DISTRICTS

RC-1Restricted Commercial. The RC-1 district is intended to implement the Comprehensive Plan "Neighborhood Commercial" (NC) future land use designation and is intended to serve limited areas that are predominantly residential in character, but which require some supporting neighborhood office and retail establishments. Property assigned to this district should be accessible to major thoroughfares near residential neighborhoods. The maximum density of development within the RC-1 district measured as a floor area ratio is .35. Commercial development within this district is intended to serve the neighborhood in which the development is located and is generally restricted to business and professional offices, neighborhood convenience stores and drug stores, specialty shops, limited item retail shops and services such as beauty parlors, barber shops, laundry and dry cleaning pick-up stations. The RC-1 district is not intended to accommodate large scale retail sales, service or trade activities or residential development except for single-family and duplex units approved as a major conditional use.
GC-2General Commercial. The GC-2 district is intended to implement the Comprehensive Plan "General Commercial" (GC) future land use designation. Properties assigned this district should accommodate community-oriented retail sales and services; highway-oriented sales and services; and other general commercial activities. The GC-2 district is intended to include the easterly portion of the First Street business district and is intended to include pre-existing commercial corridor development along such major thoroughfares as French Avenue, Orlando Drive (US 17-92), and strategic intersections along Airport Boulevard. The GC-2 district generally shall be located in highly accessible areas adjacent to major thoroughfares which possess necessary location, site, and market requirements. The maximum intensity of general commercial development measured as a floor area ratio is .35.
Transient residential facilities including hotels and motels, or residential care facilities are permitted uses in this zoning district.
SC-3Special Commercial. The SC-3 district is intended, in part, to implement the Comprehensive Plan's Waterfront Downtown Business District (WDBD) future land use designation for mixed use residential and general commercial uses as well as related accessory uses.
The SC-3 district is intended to provide a planning and management framework for promoting development and redevelopment within the core of the downtown commercial area, the central business district, including the Lake Monroe waterfront, the historic downtown commercial area, and its environs as designated on the Future Land Use Map Series.
In the SC-3 district, the maximum intensity of development measured as a floor area ratio is 2.0 east of U.S. 17/92 and .35 west of U.S. 17/92 for commercial development. The maximum density of residential development is 50 units per acre although intensities and densities may be impacted by overlay districts assigned to property.

 

INDUSTRIAL DISTRICTS

The following industrial districts are designed to implement the Comprehensive Plan future land use "Industrial" designation. Industrially designated areas are not adaptive to residential use and as such residential activities shall not be located in areas designated for industrial development. This provision shall not prohibit residences for exclusive use by night watchmen or custodians whose presence on industrial sites is necessary for security purposes when a development order is issued restricting the use to that purpose.

RI-1Restricted Industrial. This district includes areas of the City which are intended for light wholesale and manufacturing uses and related accessory uses. The maximum intensity for industrial development shall be a floor area ratio of .50.
MI-2Medium Industrial. This district includes those areas of the City which are intended for heavy wholesale and manufacturing uses and related accessory uses. The maximum intensity for industrial development shall be a floor area ratio of .50.

 

AGRICULTURAL DISTRICT

AGAgriculture. The Agricultural (AG) district is intended to implement the Comprehensive Plan "Suburban Estates" (SE) future land use designation. Residential densities in this zoning district shall not exceed 1 dwelling unit per 1 acre.

 

PARKS, RECREATION AND OPEN SPACE DISTRICT

PROParks, Recreation and Open Space. The Parks, Recreation and Open Space (PRO) district is intended to implement the Comprehensive Plan's future land use designation of the same name and to distinguish the City's parks, recreational facilities and open space facilities from other uses. Properties assigned this district have developed City parks and areas of significant open space including, but not limited to, cemeteries. Parks and recreation areas should be readily accessible at the neighborhood and community level. Parks shall be developed and redeveloped according to the level of service standards for parks and recreational facilities, community demand and community input as appropriate. While parks generally provide outdoor recreational facilities, community centers and indoor facilities are also permitted up to a floor area ratio of .50.
Site plans for recreation and open space, shall incorporate measures which mitigate against land use incompatibility as well as adverse environmental impacts and shall include appropriate buffering, landscaping and screening.

 

PLANNED DEVELOPMENT

PDPlanned Development. Properties assigned the Planned Development (PD) zoning district are intended for residential and nonresidential uses that utilize flexible and creative site design to achieve a more desirable environment and more efficient land use. If projects are not located in one of the major activity centers noted below, the project shall be a combination of two or more land uses from the following categories: commercial/office, industrial, single-family residential, multiple-family residential, public/semipublic and transient lodging/entertainment in order to be considered for the Planned Development zoning classification. The mix of uses shall contain at least 20% of the least prevalent use.
The planned development land management strategy is a technique for negotiating innovative development options and a design to achieve public objectives such as natural resource protection, which might not otherwise be achieved. In addition, planned development district regulations shall be used to manage development of industry and commerce in the following major activity centers: (1) the I-4 High Intensity area; (2) the Westside Industry and Commerce area; and (3) the Airport Industry and Commerce Center, all of which are delineated on the Comprehensive Plan Future Land Use Map. The underlying Comprehensive Plan land use designation shall control the maximum density/intensity for planned unit development.

 

HISTORIC AND OVERLAY DISTRICTS

DOWNTOWN COMMERCIAL HISTORIC DISTRICT The Downtown Commercial Historic District was created in 1985 by Ordinance No. 1777. The district is generally bounded by Fulton and Commercial Streets on the north, Myrtle Avenue on the west, Sanford Avenue on the east, and Third Street on the south. Map S-1 shows the boundaries of the district. All properties within the Downtown Commercial District are subject to the rules and regulations contained in Schedule S.
SANFORD RESIDENTIAL HISTORIC DISTRICT The Sanford Residential Historic District, originally designated under the name of Old Sanford District, was established through Ordinance No. 3184 in 1993. The district is generally bounded by Second and Third Streets on the north, French and Elm Avenues on the west, Fourteen Street on the south and Sanford Avenue on the east. The boundaries of the district are shown on Map S-1. All properties within the Sanford Residential Historic District are subject to the rules and regulations contained in Schedule S.
NATIONAL REGISTER HISTORIC DISTRICTS Sanford's National Register Commercial District, listed in the National Register in 1976, is generally bound by Commercial Street on the north, Oak Avenue on the west, the alley between Palmetto Avenue and Sanford Avenue on the east, and Second Street on the south. The Sanford Residential Historic District was listed in the National Register in 1989.
LAKE MARY BOULEVARD OVERLAY DISTRICT The Lake Mary Boulevard Overlay District includes all lands located within the Sanford city limits that lie within 320 feet of the centerline of Lake Mary Boulevard between the CSX railroad line near Country Club Road and the intersection of SR 46 and CR 415. If any part of any parcel abuts the right-of-way line of the designated roadway, the entire parcel shall be subject to this part as if the parcel were wholly within the stated corridor.
WEST SR/46 RINEHART ROAD GATEWAY OVERLAY DISTRICT The SR 46/West First Street Overlay District includes all lands located within the Sanford city limits that lie within 320 feet of the centerline of SR 46 between the Interchange at I-4 and Airport Boulevard (existing) and Rinehart Road. If any part of any parcel abuts the right-of-way line of the designated roadway, the entire parcel shall be subject to this part as if the parcel were wholly within the stated corridor.
RIVERFRONT OVERLAY DISTRICT The purpose of the Riverfront Overlay District is to provide for a mixed-use area for high-density residential, offices and retail uses.
MIDTOWN OVERLAY DISTRICT The primary purpose of the Midtown Overlay District is to encourage residential uses and to provide for a mixed-use area for single-family, multifamily housing, offices and neighborhood serving retail, where appropriate, and is not in direct conflict with the residential usage.
DOWNTOWN OVERLAY DISTRICT The primary purpose of the Downtown Overlay District is to encourage commercial uses and to provide for a mixed-use area for single-family, multifamily housing, hotel, offices, and retail, where appropriate, and is not in direct conflict with the residential usage and the historic district.

 

(Ord. No. 3821, § 5, 12-8-2003; Ord. No. 3950, art. II, § 2.1, 8-8-2005; Ord. No. 4337, § 2, 3-23-2015; Ord. No. 4598, § 1(a)(Exh.), 4-26-2021)

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Section 2.2 - Assignment of zoning districts and adoption of zoning district map.

A.

Adoption of Zoning District Map. All land and water areas located within City are hereby assigned the zoning districts reflected on the City's Zoning District Map.

B.

Interpretation of Zoning District Map Boundaries. The following rules shall be used to interpret the exact location of the zoning district boundaries reflected on the Zoning District Map.

1.

Where a zoning district boundary approximately follows a parcel or property line, that line is the boundary of the zoning district.

2.

Where a zoning district boundary follows a street or railroad the centerline of the street or railroad right-of-way is the boundary of the zoning district.

3.

Where a zoning district boundary follows a stream or canal or a lake or other body of water, the centerline of such stream or canal or the shoreline of such lake or other body of water is the boundary of the zoning district.

4.

Where a zoning district boundary does not clearly follow any of the features mentioned above, its exact location on the ground shall be determined by measurement according to map scale and/or legal descriptions of the land area involved which are filed in the Office of the Administrative Official and related to the zoning district question.

5.

In any instance in which the exact location of a zoning district boundary is not clear, the Administrative Official shall apply the criteria herein cited to confirm the exact location prior to issuing a site development permit or certificate of completion. The decision shall be issued by means of a development order that, when final, shall be recorded by the City at the expense of the property owner(s) who are the subject of the determination. Also, upon becoming final, the City Clerk shall maintain a copy of the recorded development order in the public records of the City. The applicant may appeal the decision of the Administrative Official in the manner set forth in the City's Land Development Regulations.

C.

Unzoned Areas. If any land or water area does not appear to have an identifiable or specific zoning district map symbol reflected on the Zoning District Map, the Planning and Zoning Commission shall initiate an amendment to the Zoning District Map within 30 days after notification of such fact in order to establish a zoning district for such area. In the period of time in which a property is not assigned a zoning district, if the property is assigned a land use designation under the City's Comprehensive Plan, the provisions of Section 163.3194, Florida Statutes, relating to the legal status of comprehensive plans, shall apply and all development undertaken by, and all actions taken in regard to development orders by, the City in regard to the real property must be consistent with the Comprehensive Plan.

D.

Currency of Zoning District Map. The Administrative Official shall ensure that all zoning district boundaries are accurately reflected on the Zoning District Map.

If a proposed development is for a combination of uses, the acreage required for each use shall be determined independently based on the floor area ratio or the intensity or density for each individual use such that no acreage shall be dedicated for more than one use.

(Ord. No. 3821, § 5, 12-8-2003; Ord. No. 3950, art. II, § 2.2, 8-8-2005; Ord. No. 4337, § 2, 3-23-2015; Ord. No. 4598, § 1(a)(Exh.), 4-26-2021)

Section 2.3. - Permitted land uses.

A.

Land use classification. For purposes of administration of this ordinance, the administrative official shall classify existing and future uses of premises based upon the uses reflected on Schedule A, Land Use Classifications, in accordance with the definitions contained in this ordinance.

B.

Permitted uses for lots and tracts. A site development permit and, under appropriate circumstances, a certificate of completion for individual lots or tracts shall be issued upon the administrative official's determination that the proposed use is one permitted in Schedule B, Permitted Uses, and that the proposed use of the lot or tract conforms with all applicable provisions of this ordinance including the specific requirements established in Schedule C, Area and Dimension Regulations for Lots and Tracts.

C.

Permitted uses for planned development projects. A site development permit and, under appropriate circumstances, a certificate of completion shall be issued upon the administrative official's determination that the uses are ones permitted in Schedule B, Permitted Uses, that the proposed use conforms with all applicable provisions of this ordinance including the specific requirements established in Schedule D, Planned Development Project Regulations and that a planned development project plan and related supplementary data and material has been submitted, reviewed, approved and filed in accordance with the provisions of this ordinance.

D.

Permitted use for manufactured housing. Manufactured housing may be permitted in all residential districts within the city if the units comply with the following standards:

1.

City's adopted building codes;

2.

State of Florida building standards of F.S. chs. 320 and 553;

3.

U.S. Department of Housing and Urban Development Manufactured Home Construction and Safety Standards of 1974 (i.e., F.S. § 320.823);

4.

All applicable provisions of the Comprehensive Plan and the land development regulations.

E.

Affordable housing. The City of Sanford shall apply generally accepted land use principles and practices in determining whether to approve sites for affordable housing specially designed to accommodate low and moderate income households which are consistent with the Comprehensive Plan, policy 3-1.1.4, Schedule T, Affordable Housing, of these land development regulations, and all other applicable land development regulations as herein stated.

(Ord. No. 3821, § 5, 12-8-2003)

Section 2.4. - Additional requirements for specific uses.

Additional requirements and provisions for certain specific uses shall be as set forth in Schedule E, Additional Requirements and Provisions For Specific Uses.

(Ord. No. 3821, § 5, 12-8-2003)

Section 2.5. - General requirements for buildings, parcels, building setbacks and yards.

General requirements for the location and dimension of buildings, parcels, building setbacks and yards shall be as set forth in Schedule F, General Requirements for Buildings, Parcels, Building Setbacks and Yards and Schedule I, Base Building Line and Designated Right-of-Way Line Requirements for Specific Streets.

(Ord. No. 3821, § 5, 12-8-2003)

Section 2.6. - Requirements for vehicular access, parking, loading and service areas.

Requirements for vehicular access, parking and related matters shall be as set forth in Schedule G, Requirements for Vehicles and Designated Right-of-Way, and Schedule H, Minimum Automobile Off-Street Parking Space Requirements.

(Ord. No. 3821, § 5, 12-8-2003)

Section 2.7. - Landscape, land use compatibility requirements for setbacks, buffers and visual screens and tree protection.

Landscape requirements, land use compatibility requirements for specific uses and zoning districts that abut certain specific uses and zoning districts and tree protection and tree preservation requirements shall be as set forth in Schedule J, Landscape, Buffer and Tree Requirements.

(Ord. No. 3821, § 5, 12-8-2003)

Section 2.8. - Nonconforming land use provisions.

The requirements and limitations respecting the use of existing nonconforming structures and uses, nonconforming signs, nonconforming designated planned development projects, proposed nonconforming buildings and existing undeveloped nonconforming parcels of record shall be as set forth in Schedule L, Nonconforming Land Use Provisions.

(Ord. No. 3821, § 5, 12-8-2003)

Section 2.9. - Signs.

Requirements for signs shall be as set forth in Schedule K, Sign Regulations.

(Ord. No. 3821, § 5, 12-8-2003)

Section 2.10. - Environmentally sensitive areas.

Requirements and limitations respecting the use of land and/or water areas designated as wetlands, flood hazard areas, wellfield protection zones, aquifer recharge areas, floodways, upland wildlife habitats and soil limitations shall be set forth in Schedule M, Environmentally Sensitive Lands.

Environmentally sensitive areas are generally identified on the future land use map as Resource Protection (RP) land use designation. Prior to the issuance of a development order or development permit of whatsoever nature, each applicant must demonstrate, to the satisfaction of the city, compliance with all applicable federal, state, regional and other applicable laws, rules and regulations.

(Ord. No. 3821, § 5, 12-8-2003)

Cross reference— Environmentally sensitive lands, pt. III, schedule M.

Section 2.11. - Construction and design standards.

Requirements respecting the design and construction specifications for streets, drainage, paving, utilities and other similar and/or related required improvements and activities shall be as set forth in Schedule N, Subdivisions, Streets, Lot and Tract Design and Paving Requirements, Schedule O, Drainage, Easements and Site Preparation/Excavation Requirements and Schedule P, Utilities Standards and Specifications.

(Ord. No. 3821, § 5, 12-8-2003)

Section 2.12. - Historic landmarks and historic districts.

Requirements for the preservation of historic structures and landmarks and historic districts shall be as set forth in Schedule S, Historic Preservation.

(Ord. No. 3821, § 5, 12-8-2003)

Section 2.13. - Airports and aircraft.

Requirements for land uses and activities within the airport zoning district as set forth in Schedule R, Airports and Aircraft.

The horizontal and vertical limits beyond which the projection of any structure or tree will constitute an airport hazard are identified on the airport height zoning map on file in the department of engineering and planning.

(Ord. No. 3821, § 5, 12-8-2003)

Section 2.14. - Concurrency management.

Procedures required for concurrency management are included in article VIII, Concurrency Procedures and adopted level of service standards and a description of methodologies are included in Schedule Q, Level of Service Requirements and Methodologies.

(Ord. No. 3821, § 5, 12-8-2003)

Section 2.15. - Gateway Corridor development districts.

Requirements for Gateway Corridor development standards shall be set forth in Schedule U, Gateway Corridor Development Districts.

(Ord. No. 3821, § 5, 12-8-2003)