The provisions of this district are intended to apply to planned residential, commercial and industrial uses that will occur in accordance with limitations of use, design, density, coverage, phasing and other limitations stipulated on an approved development plan. It is the intent of the planned unit development (PUD) and the sustainable community planned unit development (SC-PUD) processes to reduce improvement costs through a more efficient use of land, to preserve natural amenities and environmental assets by permitting a more economical and concentrated use of building areas, to provide maximum opportunity for the application of innovative concepts and generally more flexibility for sound planning than may be achieved in other zoning districts.

(Ord. No. 85-4, 7-23-1985; Ord. No. 2001-06, § 1, 4-16-2001)

The principal uses that are allowed in planned unit development (PUD) districts are those private, public or semipublic residential, commercial and industrial uses that are consistent and compatible with the comprehensive plan and the standards of the PUD or SC-PUD district, including the eligibility standards found in section 5-57.

(Ord. No. 85-4, 7-23-1985; Ord. No. 2001-06, § 1, 4-16-2001; Ord. No. 2014-14, § 1, 8-4-2014)

(1)

In general. The following site development standards shall apply to any parcel or parcels proposed for inclusion in a PUD or SC-PUD zoning district.

(2)

Density. Within any PUD density shall be consistent with the comprehensive plan. Density shall be reviewed based on the entire site if the other provisions of this article are followed, and a performance factor density increase may be permitted based on the provision of significant employment, affordable housing or public/private partnership infrastructure facilities consistent with the regulations of this Code. When the proposed PUD meets the eligibility requirements of a Sustainable Community PUD (SC-PUD) in section 5-57 of this Code, the allowable density within the proposed SC-PUD shall be based on the entire site, consistent with the provisions of the sustainable community future land use designation, as follows:

1.

In areas outside the coastal high-hazard area, residential development may be permitted at a maximum allocated density of 16 units per acre, but the total residential development shall not exceed 75 percent of the overall land area.

2.

Within the coastal high-hazard area, residential development shall be permitted at densities not to exceed four units per acre in areas where central water and sewer (including package plants) are available.

3.

Nonresidential development shall be allowed at a maximum floor-area ratio (FAR) of 0.5 where central water and sewer are available, unless a substantial amount of public open space has been set aside as excess open space. If substantial excess open space has been designated for public use within the community, nonresidential development may be permitted with a maximum FAR of 0.7 where central water and sewer are available. Combined commercial and light industrial use shall be limited to a maximum of 35 percent of the total land area and overall nonresidential use shall not exceed 50 percent of the total land area.

(3)

Conservation. The natural topography, soils and vegetation on the site shall be preserved and utilized, where possible, through the careful location and design of circulation ways, buildings and structures, parking areas, recreation areas, open space and drainage facilities, including the setback of all buildings and structures from the mean high-water line of any body of water.

(4)

Landscaping. Landscaping consisting of trees, shrubs, vines, ground cover or any combination thereof shall be installed. Irrigation facilities shall be installed in all open areas. Special attention shall be given to the location and type of planting in and around parking areas, around refuse storage areas and in building setback and separation areas, to achieve proper screening of these areas from occupied buildings and exterior roadways.

(5)

Open space in residential developments. All multifamily site plans or development plans and residential subdivisions proposing 60 dwelling units or more at build out for all phases of the development, including contiguous lands under common control, shall include recreational facilities. Recreational facilities shall be naturally vegetated. All lands for recreational facilities shall be of suitable size, dimension, topography and general character for recreational facilities and shall not be severely sloping or consist of other unusual topography that would render it unsuitable or unusable for recreational facilities. All lands for recreational facilities shall be no more than ten percent submerged lands or wetlands. All lands for recreational facilities shall be accessible to all lots within the subdivision and shall be located outside of any platted lots available for dwelling units and shall not include required building setbacks or easements for utilities and/or stormwater facilities. Recreational areas may include wetlands and karst features; however at least half of the recreational area must be located outside of wetland and karst feature areas. Recreational facilities shall be at least five percent of the overall site acreage, provided that the minimum size of any required recreational facility shall be one-half acre. Clustering and transfer of development rights shall be allowed to accommodate such recreational facility requirements.

(6)

Structure location. The proposed location and arrangement of structures shall not be detrimental to existing or prospective adjacent land uses or to the existing or prospective development of the internal and external neighborhood.

(7)

Streets. Streets and driveways shall be constructed in accordance with adopted road design and construction specifications and shall provide for the safe and free movement of vehicular traffic, and safe, efficient and convenient access to land uses within the development and to roadways adjacent to the development. The local, collector and arterial street system must provide adequate access to and through the development, and properly accommodate traffic generated by the development. Local streets shall provide access within the planned development in a manner that will discourage through traffic in residential areas and provide for convenient accessibility to parking areas. Local streets shall be so located that future urban development will not require their conversion to arterial routes. Collector and arterial streets shall be free of backing movement from adjoining parking areas.

(8)

Parking. Entrances to parking areas shall be easily accessible and identifiable from local streets and drives, and shall not interfere with traffic movement on adjoining streets. Public rights-of-way shall not be improved as parking areas. Parking areas shall be surfaced with a durable dustless material designed for pedestrian safety and constructed for long term, low maintenance use. Grassed parking areas may be permitted where frequency of use does not destroy ground cover. Parking areas with permeable surfaces are encouraged to prevent excessive runoff and where soil and water table conditions permit, water conservation and filtration devices shall be provided to reduce runoff and increase percolation.

(9)

Pedestrian facilities. Wherever practicable, all vehicular and pedestrian passageways shall be separated. A system of walkways and bicycle or golf cart paths between buildings, common open spaces, recreation areas, community facilities and parking areas shall be distinctively designed, and adequately lighted where appropriate for nighttime use.

(10)

Utilities. Water systems, sewage systems, stormwater management systems, utility lines and easements shall be provided in accordance with this Code and other applicable regulations.

(Ord. No. 85-4, 7-23-1985; Ord. No. 2001-06, § 1, 4-16-2001; Ord. No. 2014-14, § 1, 8-4-2014; Ord. No. 2025-07, § 10, 3-3-2025)

(1)

In general. The following steps shall be followed to request a change in zoning to PUD (planned unit development) or SC-PUD (sustainable community planned unit development) based upon an approved development plan. A PUD or SC-PUD zoning map amendment shall not be established unless and until an associated development plan is approved by the board of county commissioners.

(2)

Referral to planning commission. Promptly after receipt of the application and confirmation that said application is consistent with the comprehensive plan, the planning and community development department shall refer the application and written comments to the planning commission for consideration. The planning and community development department shall ensure the application is promptly placed on the planning commission agenda for a public hearing and that due public notice thereof is published in accordance with this Code, including written notice by mail. Written notice by mail must be made by the property owner or by the owner's agent to all abutting and adjoining property owners in accordance with chapter 3 of this Code.

(3)

Review by planning commission. Within 60 days after receipt of a complete application, the planning commission shall review same for compliance with this Code and, after a hearing with due public notice, issue its written recommendations to the board of county commissioners with respect to the application. These recommendations shall include a statement as to the compliance of the development plan with each of the elements found in section 5-52 and any changes suggested by the planning commission to carry out the intent of this article, the Code and the comprehensive plan.

(4)

Review and final action by board of county commissioners. The planning and community development department shall promptly place the PUD or SC-PUD application on the board of county commissioner's agenda for final consideration at a public hearing and shall publish due public notice thereof in accordance with the Code. The board of county commissioners, after considering the planning commission's recommendations and the materials in the application, may by ordinance amend the zoning district to PUD or SC-PUD and by separate Order approve, or approve with conditions the development plan, including the PUD or SC-PUD concept plan and development standards,; or it may deny the application, in which case it shall take no further action on another application for substantially the same proposal, on the same premises, until 12 months after the date of the prior disapproval.

(Ord. No. 85-4, 7-23-1985; Ord. No. 2001-06, § 1, 4-16-2001; Ord. No. 2014-14, § 1, 8-4-2014; Ord. No. 2015-8, § 6, 6-1-2015; Ord. No. 2021-20, § 2, 8-2-2021)

A PUD OR SC-PUD shall be permitted only upon an order of the board of county commissioners approving the development plan which includes approval of the PUD or SC-PUD concept plan and development standards. No PUD or SC-PUD development plan shall be approved unless it complies with the eligibility standards in this article and all relevant provisions in this Code, including but not limited to regulations concerning setback lines, lot area, lot width, lot depth, lot coverage and density, as determined in the review of the development plan and regulations concerning use, building height, conditional use, accessory buildings, landscaping, water and sewer systems, off-street parking, road and utility design and construction standards, signs and special requirements, in the district in which said site is to be located and also such regulations as they apply to the particular use or uses included in the development plan.

(1)

Neighborhood amenities. Residential PUD or SC-PUD developments of 40 or more dwelling units should be planned as neighborhoods which shall include nonresidential uses such as schools. recreation/open space. public facilities, and/or neighborhood commercial uses provided that these activities are compatible with the adjacent land uses. One or more of these amenities planned to serve the entire development shall be completed or have adequate security posted prior to the issuance of building permits of more than 40 percent of the total number of authorized dwelling units.

Recreation facilities and other neighborhood amenities planned to serve one phase of a multi-phased development shall be completed or have appropriate security posted prior to issuance of building permits or the recording of any final plat within that phase.

(2)

Project phasing. A PUD or SC-PUD may be developed in one or more phases and may allow for the future submittal of site plans and/or preliminary plats which shall be subject to the review requirements of this Code and the standards of the approved PUD or SC-PUD. However, no subdivision of a PUD or SC-PUD shall be permitted until subdivision approval for the portion or portions of the site being subdivided has been granted in accordance with chapter 7 of this Code.

(3)

Concurrent reviews of subdivisions and site plans. Site plans and/or preliminary plats that are contained within a PUD or SC-PUD may be reviewed concurrently with a PUD or SC-PUD development plan subject to the review requirements of this Code and the standards of the PUD or SC-PUD.

(Ord. No. 85-4, 7-23-1985; Ord. No. 2001-06, § 1, 4-16-2001; Ord. No. 2014-14, § 1, 8-4-2014)

(1)

Contents of a complete application. A complete application shall include the following information.

(a)

Owners and developers. Identification of the present ownership and the developers of all land included in the development.

(b)

Consultants. Identification of the consultants involved in the plan preparation, including engineers, architects, and other technical advisors.

(c)

Applicant's interest. A statement of the applicant's interest in the property to be rezoned PUD or SC-PUD, including a copy of the last recorded warranty deed, and:

(i)

If joint and several ownership, a written consent to the rezoning petition by all owners of record.

(ii)

If a contract purchase, a copy of the purchase contract and written consent of the seller/owner.

(iii)

If an authorized agent, a copy of the agency agreement or written consent of the principal/owner.

(iv)

If a corporation or other business entity, the name of the officer or person responsible for the application and written proof that said representative had the delegated authority to represent the entity or, in lieu thereof, written proof that the person is in fact an officer of the corporation.

(d)

Adjacent properties. A complete list of all abutting and adjoining property owners and their mailing addresses, as recorded in the latest official tax rolls at the county property appraiser's office.

(e)

Filing fee. Payment of the filing fee set by board of county commissioners to cover administrative expenses, including the costs of advertising.

(f)

Statement by applicant. A statement signed by the applicant under penalty of perjury that the information submitted is true and correct to the best of his knowledge and belief, and that the proposed development shall be in accordance with the provisions of the application and all materials submitted therewith, and with any modifications as may be required.

(2)

Existing conditions maps.

(a)

Location map. A location map showing land use and zoning classifications of parcels within 1,000 feet of the site's perimeter.

(b)

Boundary survey. A boundary survey and legal description of the site reviewed and prepared by a surveyor registered in the state. The survey shall include the location of existing property and right-of-way lines and pavement widths for all private and public property, streets, buildings, watercourses, transmission lines, sewers, bridges, culverts, drainpipes, water mains and public utility easements.

(c)

Features map. A map showing for the site and parcels within 500 feet of the site:

(i)

Wooded areas, streams, lakes, wetlands, marshes and any other physical conditions affecting the site; mean high-water elevations shall be shown for each water body, and 100-year floodplain elevations shall be clearly delineated throughout the site.

(ii)

Existing topographic contours shown at contour interval of two feet. The most recent LIDAR data available through the Wakulla Property Appraiser's office may be utilized for the features map.

(d)

Soils. A soils map and detailed soils report based on the findings of a recognized and registered soils expert identifying all soil types and characteristics and the depth of all muck and peat areas.

(e)

Streets and rights-of-way. The location and names of surrounding streets with right-of-way and pavement widths.

(3)

PUD or SC-PUD concept plan. A development plan submitted on sheets no larger than 11" x 17", unless otherwise allowed by the planning and community development director in order to show more details. The proposed development plan shall include the following:

(a)

A specific delineation of the location, size, and description of each proposed land use component.

(b)

A specific delineation, use, location, size, and staging of development for each common open space, recreational area, and public or semipublic area, with the amount of each open space type expressed as a percentage of the total site area.

(c)

The location of proposed major streets and other vehicular and pedestrian circulation systems, including traffic controls, rights-of-way, and typical cross sections.

(d)

A traffic circulation plan detailing methods of handling high traffic flow areas such as major entrances, and ingress and egress to adjacent public roads or rights-of-way.

(e)

The layout of proposed bike and pedestrian ways with typical cross sections.

(f)

Conceptual landscape plans per the requirements of this Code.

(g)

Conceptual drainage plans that identify locations and dimensions of proposed major drainage facilities and stormwater conveyances.

(h)

Conceptual utilities services plan that identifies the location, size, and specific delineation of sewage treatment plants and water plants, and description of sewage collection systems and water distribution systems.

(i)

Conceptual utilities plans showing existing and proposed utility systems including the proposed location and widths of all utility easements and rights-of-way.

(4)

PUD or SC-PUD development standards.

(a)

A statistical table that describes the total site and each component of the site in terms of acreage and percentage of total site area, land uses, number of dwelling units, square feet of all nonresidential buildings, residential density, and other information that is descriptive of the proposal.

(b)

A description of the primary, accessory and, if applicable, prohibited uses for each component of the project.

(c)

Proposed development standards for each component of the project including building setbacks, building coverage, building height, and maximum impervious areas.

(d)

Parking standards for each component and/or land use proposed for the project.

(e)

Special design standards, if any, for each component of the project and for proposed common areas and rights-of-way, such as architectural, sign, enhanced landscaping, and buffering standards.

(f)

The substance of covenants, grants, easements, dedications, or other restrictions to be imposed on the use of the land, buildings, and structures, including proposed easements for public and private utilities.

(g)

A sequence of development for the entire site, including improvements, and any separate phases of the site.

(5)

Transportation plan. An analysis of impacts to public transportation facilities for each phase of development, and a description of anticipated measures or development conditions necessary to address these impacts.

(6)

Utilities plan. Supporting documentation necessary to establish clearly the feasibility of the proposed water, sewage, and storm drainage concepts, including special safeguards to prevent public health hazards or environmental degradation.

(Ord. No. 2014-14, § 1, 8-4-2014; Ord. No. 2015-8, § 6, 6-1-2015)

Editor's note— Ord. No. 2014-14, § 1, adopted Aug. 4, 2014, repealed the former § 5-55, and renumbered §§ 5-57—5-59 as §§ 5-56—5-58. The former § 5-55 pertained to contents of development plan and derived from Ord. No. 85-4, adopted July 23, 1985; and Ord. No. 2001-06, § 1, adopted April 16, 2001.

(1)

In general. A PUD or SC-PUD development plan establishes the development standards and conditions applicable to a site. Approval of a PUD or SC-PUD development plan does not convey any rights for development. Development shall only occur after site plan, preliminary plat, concurrency, and/or other development approvals and permits, as applicable, consistent with the requirements of the approved PUD or SC-PUD, this Code, and the Wakulla County Comprehensive Plan, have been granted.

(2)

Revocation for deviation from plan. Any unapproved deviation from the approved development plan shall cause the planning and community development director immediately to revoke the development plan approval until such time as the deviations are corrected or revisions approved.

(3)

Periodic review. The board of county commissioners may initiate a review of the PUD or SC-PUD and may revise the plan and specifications as needed to protect the public health, safety, or welfare and to ensure compliance with the comprehensive plan and this Code.

(4)

Minor revisions of plan. Changes to an approved development plan that are minor in nature are changes which do not affect the overall character of the PUD or SC-PUD. Minor revisions of a PUD or SC-PUD development plan may be approved administratively by the planning and community development director. The following shall be presumed to be minor revisions: changes in alignment location direction, or length of local streets which do not substantially alter traffic circulation within the project; changes to building setbacks or building heights of not more than 10 percent or changes to accessory uses.

(5)

Substantial revisions of plan. Substantial revisions to an approved development plan are changes which affect the overall character of the PUD. Substantial revisions to a PUD or SC-PUD development plan shall require submittal of a new PUD or SC-PUD application meeting the requirements of section 5-55 of this Code. Substantial revisions shall be processed as a new PUD or SC-PUD in accordance with the requirements of section 5-53 of this Code. The following shall be presumed to be substantial revisions: any changes involving additional acreage or to the dimensions or boundaries of the PUD: any increases in density or intensity; any change in the approved land use(s) including the amount, configuration, and location thereof; any decreases in open space; any proposed principle uses not previously considered; minor street relocation or any change to streets significantly altering the general distribution of traffic; any change affecting a condition of approval made by the board of county commissioners; changes to building setbacks or building heights of more than ten percent; or any other changes deemed to have a substantial impact to surrounding properties or to public facilities.

(Ord. No. 2014-14, § 1, 8-4-2014)

Note— See editor's note at § 5-55.

An application for PUD development may be approved only where the property proposed for development abuts or has paved access to a paved arterial or county roadway and where proposed land uses are limited to those allowed within the applicable future land use designation. Because the PUD is a mechanism for innovative design and an increased opportunity for preservation of sensitive resources through clustering and provides that all minimum requirements for protection or enhancement of significant natural areas shall be met and exceeded, the applicant must show how the design will exceed these standards. In addition, the property proposed for PUD shall only be located in an area where there is adequate infrastructure in existence or where the infrastructure is programmed to be provided as needed to serve the PUD. Where infrastructure would be needed beyond the time frame of current County facility programming, the PUD may provide its own infrastructure or may be phased so that future phases can be reviewed against future facility programming prior to final approvals. Where a PUD proposes to provide its own infrastructure, the proposal must indicate that the public facility improvements shall be reviewed and meet the criteria within the capital improvements element of the comprehensive plan.

A development also may be determined to be eligible for designation as a sustainable community PUD (SC-PUD). A SC-PUD is a proposed PUD which lies within the sustainable community future land use designation and which will include a specific mix of uses, including residential, where combined commercial and light industrial is limited to 35 percent or less of the total land area and where overall nonresidential use, not including designated open space, will not exceed 50 percent of the total land area.

(Ord. No. 2014-14, § 1, 8-4-2014)

Note— See editor's note at § 5-55.

(Ord. No. 2014-14, § 1, 8-4-2014)

Note— See editor's note at § 5-55.

Note— See editor's note at § 5-55.