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Article 40 - Base Zoning Districts

40.1 Establishment of Base Zoning Districts

The following base zoning districts are hereby established:

Figure 40.1 - Base Zoning Districts

The zoning district hierarchy is generally based on development intensity, not use. Under this system, the R-A district is listed as the most restrictive (also referred to as least intensive) because it allows the lowest density development (1 dwelling unit per 19 acres).

40.2 Zoning District Hierarchy

References in these Zoning Regulations to less restrictive or more restrictive zoning districts are references to the "intensity" of development allowed, not necessarily the range of uses permitted. Under the hierarchy established by these Zoning Regulations, the R-A district is the most restrictive base-zoning district, while the I-2 district is the least restrictive base-zoning district. Overlay and Special Purpose zoning districts are not included in the zoning district hierarchy.

40.3 R-A Agricultural District

A. Description

The agricultural district (R-A) is primarily intended to help retain large tracts of land for agricultural and open space purposes and to minimize conflicts between agricultural uses and adjacent development. It is possible that parts of this district will change to more intense urban zoning districts as utility services are extended. Minimum lot area in R-A zoning shall be 19 acres, and shall have one single family residence.

B. Use Regulations

The following table shows which uses are allowed in the R-A district. For a summary of uses allowed in all zoning districts, see Article 60.1.

• P = Permitted by-right
• C = Allowed only if reviewed and approved as a Conditional Use (See Article 30.9)

C. Density and Dimensional Standards

The following standards shall apply to all development in the R-A district:

40.4 R-1 Residential Rural District

A. Description

The Residential Rural district (R-1) is primarily intended to accommodate very low density residential development, at density not to exceed 1 dwelling unit per 9.0 acres. The purpose of the district is to provide residential areas where property owners can maintain a limited number of animals and accessory buildings in a quiet rural setting without maintaining an agricultural operation.

B. Use Regulations

The following table shows which uses are allowed in the R-1 district. For a summary of uses allowed in all zoning districts, see Article 60.1.

• P = Permitted by-right
• C = Allowed only if reviewed and approved as a Conditional Use (See Article 30.9)

C. Density and Dimensional Standards

1. Conventional Development - The following standards apply to all Conventional (residential and nonresidential) development in the R-1 district:

*Shared driveways excepted

2. Open Space Development - Open Space may be included in all residential developments with the following conditions:

   • a. the number of units cannot be increased
   • b. The size of the lots may not fall below the minimum for the zoning district
   • c. Homeowner Association Protective Covenants are required in order to maintain the open space
   • d. Open Space may be utilized for active or passive recreation purposes for the development
   • e. Open Space should be accessible from all lots within the subdivision

3. All Development - The following standards apply to all development in the R-1 district:

40.5 R-1A Residential Low Density District

A. Description

The Residential Low Density district (R-1A) is primarily intended to accommodate low density residential development, at a density not to exceed 1 dwelling unit per 3 acres. The purpose of the district is to provide a transition between rural and higher density areas.

B. Use Regulations

The following table shows which uses are allowed in the R-1A district. For a summary of uses allowed in all zoning districts, see Article 60.1.

• P = Permitted by-right
• C = Allowed only if reviewed and approved as a Conditional Use (See Article 30.9)

C. Density and Dimensional Standards

1. Conventional Development - The following standards apply to all Conventional (residential and nonresidential) development in the R-1A district:

*Lots with an area of 3 to 4 acres located on interior subdivision streets or cul-de-sacs shall be subject to a minimum width of 200 feet at the building line. All other lots shall be subject to a minimum lot width of 300 feet.

2. Open Space Development - Open Space may be included in all residential developments with the following conditions:

   • a. the number of units cannot be increased
   • b. The size of the lots may not fall below the minimum for the zoning district
   • c. Homeowner Association Protective Covenants are required in order to maintain the open space
   • d. Open Space may be utilized for active or passive recreation purposes for the development
   • e. Open Space should be accessible from all lots within the subdivision

3. All Development - The following standards apply to all development in the R-1A district:

40.6 R-1B Residential Urban District

A. Description

The Residential Urban district (R-1B) is primarily intended to accommodate urban density residential development in areas where the full range of urban services are available.

The R-1B district is appropriate for application only where a central sewage treatment and water system are available.

B. Use Regulations

The following table shows which uses are allowed in the R-1B district. For a summary of uses allowed in all zoning districts, see Article 60.1.

• P = Permitted by-right
• C = Allowed only if reviewed and approved as a Conditional Use (See Article 30.9)

C. Density and Dimensional Standards

1. The following standards apply to all residential and nonresidential development in the R-1B district:

2. Homeowner Association Protective Covenants are required when there are common areas to be maintained.

40.7 R-2 Residential Duplex District

A. Description

The Residential Duplex district (R-2) is primarily intended to accommodate urban density residential development in areas where the full range of urban services are available. The R-2 district is appropriate for application only where a central sewage treatment and water system are available.

B. Use Regulations

The following table shows which uses are allowed in the R-2 district. For a summary of uses allowed in all zoning districts, see Article 60.1.

• P = Permitted by-right
• C = Allowed only if reviewed and approved as a Conditional Use (See Article 30.9)

C. Density and Dimensional Standards

The following standards apply to all residential and nonresidential development in the R-2 district:

Homeowner Association Protective Covenants are required when there are common areas to be maintained under Open Space.

40.8 R-3 Residential Multi-Unit District

A. Description

The Residential Multi-Unit district (R-3) is primarily intended to accommodate urban density residential development in areas where the full range of urban services are available, at a maximum density of 10 dwelling units per acre.

The R-3 district is appropriate for application only where a central sewage treatment and water system are available.

B. Use Regulations

The following table shows which uses are allowed in the R-3 district. For a summary of uses allowed in all zoning districts, see Article 60.1.

• P = Permitted by-right
• C = Allowed only if reviewed and approved as a Conditional Use (See Article 30.9)

C. Density and Dimensional Standards

The following standards apply to all residential and nonresidential development in the R-3 district:

40.9 R-MHP Residential Mobile Home Park District

A. Description

The Residential Mobile Home Park district (R-MHP) is primarily intended to accommodate the grouping of mobile homes within mobile home parks on spaces rented or leased to the occupant of the manufactured housing unit. The district is intended to provide a safe and healthy living environment; to assure the compatibility with nearby land uses and to promote affordable housing opportunities, consistent with the provisions of the Comprehensive Plan.

The R-MHP district is intended for application only in urban area. Full urban services will generally be required for all development in this district (i.e. central sewage and water systems).

B. Use Regulations

The following table shows which uses are allowed in the R-MHP district. For a summary of uses allowed in all zoning districts, see Article 60.1. (P = Permitted by-right; C= Allowed only if reviewed and approved as a Conditional Use (See Article 30.8))

C. General Standards

1. Platting - Each mobile home park shall be platted as one lot.

2. Minimum Site Area - Mobile home parks shall contain a minimum gross area of 15 acres, including all private streets, parking spaces, mobile home spaces and common areas within the mobile home park. The minimum width of a mobile home park shall be 300 feet.

3. Site Conditions - A mobile home park shall be located on a well-drained site and be properly graded to ensure rapid drainage.

4. Access - Mobile home parks shall be provided with at least 2 permanent entrances, both of which shall be at least 40 feet in width.

5. Density - There shall not be more than 7 mobile homes per gross acre within a mobile home park.

D. Mobile Home Space Standards

1. Area - Individual mobile home spaces within a mobile home park shall have a minimum area of 4,000 square feet.

2. Frontage - Every mobile home space shall have at least 35 feet of frontage on a paved street (with curb and gutter) constructed to county standards. Turn-around streets (culdesacs) shall have a minimum diameter of 80 feet.

3. Perimeter Setbacks - Mobile homes shall set back at least 25 feet from all mobile home park property lines.

4. Mobile Home Setbacks and Separation Distances - Minimum building setbacks shall be provided on each mobile home space measured from the space boundaries as shown on the mobile home park site plan, as follows:

   • Minimum front yard: 15 feet
   • Minimum rear yard: 10 feet
   • Minimum side yard: 10 feet on one side and 15 feet on the other side.

5. Access to Mobile Home Spaces - All mobile homes shall front onto a street within the mobile home park. Mobile home spaces may be arranged with the long or short side of the mobile home fronting the street.

6. Placement and Anchoring a. Every mobile home shall be placed on a solid concrete slab or on 2 runners, with a minimum width of 2.5 feet. These runners shall be under at least 80 percent of the length of the mobile home and have a design strength adequate to support the structure. Each transportable Article of a mobile home shall be placed on such slab or runner.

   b. All mobile homes shall be blocked at a maximum of 5-foot centers along the weight bearing beams of each mobile home and this blocking shall provide 8 inches by 16 inches bearing upon the concrete stand with 16-inch dimension at a 90-degree angle to the length of the beams.

   c. Tiedowns and ground anchors shall secure all mobile homes to the ground in accordance with state law and shall include anchors at each corner of the mobile home and at the center of the length of the mobile home frame.

7. Parking - Each mobile home space shall be provided with two paved offstreet parking spaces designed in accordance with the offstreet parking requirements of these regulations.

8. Storage Buildings - Each mobile home space without an enclosed garage shall have a separate, enclosed accessory structure of at least 100 square feet in area and a height of at least 5 feet. This storage building shall be securely fastened to the ground.

9. Landscaping - Each mobile home space shall be provided with landscaping of at least 2 shade trees with a caliper of at least 1.5 inches.

10. Refuse - Each mobile home shall be provided with a weathertight metal container with a tight fitting cover for refuse. Centralized refuse containers may be provided instead of individual ones if they are so located as to be easily accessible to all mobile home residents and sized to accommodate the trash from those residents. The park owner shall insure that containers are emptied regularly, at least weekly, and maintained in a usable sanitary condition.

11. Electricity - Each mobile home space shall be provided with an electrical source supplying at least 240 volts, in accordance with county construction codes.

12. Skirting - Each mobile home shall be skirted within 30 days after placement in a park by enclosing the open area under the unit with a metal or synthetic material that is compatible with the exterior finish of the mobile home.

13. Patios - Each mobile home space shall be provided with a paved patio area of not less than 200 square feet. Parking spaces shall not be counted as patios.

E. Mobile Home Park Improvements

1. Sidewalks - A sidewalk of a width of at least 3 feet shall be constructed along one side of each street within the mobile home park, except on turn around (culdesac) streets, in accordance with county construction standards.

2. Lighting - Lighting shall be provided for sidewalks and streets in accordance with county standards.

3. Storm Shelters - An underground storm shelter shall be provided that is sufficient to accommodate 2 persons per mobile home and shall be located so that no mobile home is more than 660 feet away from an underground storm shelter.

4. Recreation Space - A minimum of 500 square feet of recreational or open space shall be provided per mobile home space. Each recreational or open space shall contain a minimum of 5,000 square feet in area, and shall be fully developed by the time the park is 50 percent occupied.

5. Phasing - If the development is shown to be divided into phases on the approved plan, the recreational or open space areas may also be phased, as long as the amount of park land is equivalent to 500 square feet for each mobile home space in each phase, the park land is fully improved when the appropriate phase is 50 percent occupied, and each park area is accessible via a paved road or sidewalk to all residents within the developed areas of the mobile home park.

6. Maintenance - All developed park or open space areas shall be maintained in a neat and usable manner with at least the improvements shown on the approved site plan.

7. Ground Treatment - Exposed ground surfaces in all parts of every mobile home park shall be paved, covered with stone screenings, or other solid materials, or protected with a vegetative ground cover capable of preventing soil erosion and controlling dust.

8. Sewer and Water - Every space within a mobile home park shall be provided with public sanitary sewer and public water service with all utility lines constructed in accordance with county approved plumbing, sanitary, and construction codes. Water and sewer lines under all streets shall be the same diameter and materials as required for public streets and shall "loop" or connect to each other as is practical. All utility lines, including electrical service, shall be placed underground.

F. Mobile Home Park Approval Procedure

An application for R-MHP zoning shall be processed as a Zoning District Map amendment in accordance with the procedures of Article 30.3. At the time of submission of the rezoning application, the applicant shall submit a site plan for the mobile home park. The site plan shall accompany the rezoning application and be reviewed concurrently with the rezoning application by the Planning and Zoning Commission and County Commission. A list of the information required to be shown on the site plan may be obtained from the Planning and Zoning Department.

40.10 S & O Service & Office District

A. Description

The Service & Office District (S & O) is intended to accommodate limited retail, service and office facilities for the convenience of the residents in the immediate vicinity of the district. The district is intended for uses that are designed and operated to be compatible in scale and appearance with nearby residential development. S & O districts are generally appropriate for application along arterial and minor arterial streets at existing or planned intersections with another arterial streets, minor arterial or collector streets.

The S & O district is appropriate for application in the Rural Density, Low Density or Urban Density Development.

B. Use Regulations

The following table shows which uses are allowed in the S & O district. For a summary of uses allowed in all zoning districts, see Article 60.1. (P = Permitted by-right; C = Allowed only if reviewed and approved as a Conditional Use (See Article 30.8))

C. Density and Dimensional Standards

The following standards shall apply in the S&O district:

*Not less than 20,000 square feet where central sewer treatment and water available

D. Other Regulations

The following additional regulations shall apply in the S & O district.

1. Outdoor storage/display of equipment, materials and merchandise is prohibited.

2. Drive-through windows shall require review and approval in accordance with the Conditional Use Permit procedures of Article 30.8.

3. No vehicle or equipment, other than a passenger vehicle or light truck, may be stored or parked in areas visible from off-site for more than 48 consecutive hours.

4. Lighting sources shall be designed and located so that the direct source of the light is shielded from view at all property lines abutting residential or agricultural zoning districts.

5. Storage of items shall not constitute warehousing or distribution in the normal sense but shall be limited to that quantity of stock necessary to the normal administrative, service and sales functions.

6. Any loading dock or loading area shall be fully screened from any property zoned agricultural or residential within 300 feet.

7. Premises selling alcoholic or cereal malt beverages for onpremise consumption shall be located at least 200 feet from any property zoned residential or agricultural and 500 feet from buildings occupied as a church or school of general instruction. However, if any residential, church or school of general instruction use is established after such premises have been licensed for selling alcoholic or cereal malt beverages for onpremise consumption, then such premises shall be deemed to comply with this sub-Article for relicensing certification. Measurements shall be made between the exterior wall of the principal building in which alcoholic or cereal malt beverages are offered for onpremise consumption and the nearest property line of the existing property occupied as a church or school of general instruction or zoned residential or agricultural.

8. If a S&O district abuts a residential or agricultural district, a solid screen fence of at least 6 feet in height, or equivalent landscaped buffer, may be required if deemed necessary by the County Commission upon recommendation of the Planning and Zoning Commission.

40.11 B-1 Community Business District

A. Description

The Community Business District (B-1) is intended to accommodate retail sales, service and office facilities that have a countywide or regional market area and that are conducted entirely indoors. Uses in the B-1 district are intended to be compatible in scale and appearance with nearby development. It is also intended that development in the B-1 district be located, designed and operated in such a way as to mitigate the impacts of traffic generation, noise and light on nearby residential neighborhoods. B-1 districts are generally appropriate for application along arterial streets at existing or planned intersections with another arterial street or collector street.

The B-1 district is appropriate for application in the Urban Density Development. Full urban services are required for uses in the B-1 district (i.e. central sewer treatment and water system).

B. Use Regulations

The following table shows which uses are allowed in the B-1 district. For a summary of uses allowed in all zoning districts, see Article 60.1.

• P = Permitted by-right
• C = Allowed only if reviewed and approved as a Conditional Use (See Article 30.9)

Residential

Civic/Institutional

Commercial

Agricultural and Other Uses

C. Density and Dimensional Standards

The following standards shall apply in the B-1 district:

D. Other Regulations

The following additional regulations shall apply in the B-1 district:

1. Outdoor storage or display of equipment, materials and merchandise is prohibited.

2. No vehicle or equipment, other than a passenger vehicle or light truck, may be stored or parked in areas visible from off-site for more than 48 consecutive hours.

3. Lighting sources shall be designed and located so that the direct source of the light is shielded from view at all property lines abutting residential or agricultural zoning districts.

4. Storage of items shall not constitute warehousing or distribution in the normal sense but shall be limited to that quantity of stock necessary to the normal administrative, service and sales functions.

5. Any loading dock or loading area shall be fully screened from any property zoned agricultural or residential within 300 feet.

6. Premises selling alcoholic or cereal malt beverages for onpremise consumption shall be located at least 200 feet from any property zoned residential or agricultural and 500 feet from buildings occupied as a church or school of general instruction. However, if any residential, church or school of general instruction use is established after such premises have been licensed for selling alcoholic or cereal malt beverages for onpremise consumption, then such premises shall be deemed to comply with this sub-Article for relicensing certification. Measurements shall be made between the exterior wall of the principal building in which alcoholic or cereal malt beverages are offered for onpremise consumption and the nearest property line of the existing property occupied as a church or school of general instruction or zoned residential or agricultural.

7. If a B-1 district abuts a residential or agricultural district, a solid screen fence of at least 6 feet in height, or equivalent landscaped buffer, may be required if deemed necessary by the County Commission upon recommendation of the Planning and Zoning Commission.

40.12 B-2 General Business District

A. Description

The General Business District (B-2) is intended to accommodate moderate- to high-intensity commercial uses, which may include outdoor display or storage. B-2 districts are generally appropriate for application along arterial streets near existing or planned intersections with other arterial or collector streets.

The B-2 district is appropriate for application in the Urban Density Development. Full urban services are required for uses in the B-2 district (i.e. central sewage treatment and water system).

B. Use Regulations

The following table shows which uses are allowed in the B-2 district. For a summary of uses allowed in all zoning districts, see Article 60.1.

• P = Permitted by-right
• C = Allowed only if reviewed and approved as a Conditional Use (See Article 30.9)

C. Density and Dimensional Standards

The following standards shall apply in the B-2 district:

D. Other Regulations

The following additional regulations shall apply in the B-2 district.

1. No vehicle, other than a passenger vehicle or light truck, may be stored or parked in areas visible from off-site for more than 48 consecutive hours.

2. Lighting sources shall be designed and located so that the direct source of the light is shielded from view at all property lines abutting residential or agricultural zoning districts.

3. Storage of items shall not constitute warehousing or distribution in the normal sense but shall be limited to that quantity of stock necessary to the normal administrative, service and sales functions.

4. Any loading dock or loading area shall be fully screened from any property zoned agricultural or residential within 300 feet.

5. Premises selling alcoholic or cereal malt beverages for on-premise consumption shall be located at least 200 feet from any property zoned residential or agricultural and 500 feet from buildings occupied as a church or school of general instruction. However, if any residential, church or school of general instruction use is established after such premises have been licensed for selling alcoholic or cereal malt beverages for on-premise consumption, then such premises shall be deemed to comply with this sub-Article for licensing certification. Measurements shall be made between the exterior wall of the principal building in which alcoholic or cereal malt beverages are offered for on-premise consumption and the nearest property line of the existing property occupied as a church or school of general instruction or zoned residential or agricultural.

6. If a B-2 district abuts a residential or agricultural district, a solid screen fence of at least 6 feet in height, or equivalent landscaped buffer, may be required if deemed necessary by the County Commission upon recommendation of the Planning and Zoning Commission.

40.13 I-1 Limited Industrial District

A. Description

The Limited Industrial district (I-1) is intended to accommodate research and development activities with or without light fabrication and assembly operations; limited industrial/manufacturing activities; and wholesale trade or warehousing which may include associated administrative office uses within a planned employment center environment and generally arranged in a business park, office park, industrial park, campus style setting.

The I-1 district is appropriate for application in the Urban Density Development. This district may also be appropriate for application in the Rural and Low Density Development for low-intensity uses located on collector or arterial roads that are adequately buffered from adjacent residential districts.

B. Use Regulations

The following table shows which uses are allowed in the I-1 district. For a summary of uses allowed in all zoning districts, see Article 60.1.

• P = Permitted by-right
• C = Allowed only if reviewed and approved as a Conditional Use (See Article 30.9)

C. Density and Dimensional Standards

The following standards shall apply in the I-1 district:

D. Other Regulations

The following additional regulations shall apply in the I-1 district.

1. All manufacturing and repair activities shall be conducted within an enclosed building.

2. Outdoor storage areas that are visible from public rights-of-way or residential zoning districts shall be screened from view of such rights-of-way or zoning districts by buildings, solid, opaque fences or walls or by dense vegetative plantings that effectively block views of the material being stored. The height of the building, fence, wall or vegetation shall be at least as tall as the material being screened.

3. Direct access to and frontage on at least one arterial or minor arterial street shall be required.

4. All uses shall be operated so as to comply with the following performance standards:

   a. All uses shall be so operated as to comply with all applicable state and federal standards governing radiation, smoke, dust, particulate matter, toxic or noxious waste materials.

   b. No use shall be operated so as to produce ground vibration, noticeable without instruments, at the lot line of the premises on which the use is located.

   c. No use, activity, or process shall be conducted which produces electromagnetic interference with normal radio or television reception in any residential or commercial district.

   d. Each use shall be operated so as to minimize the danger from fire and explosion and to comply with the regulations of Zoning Regulations.

   e. Any activity producing humidity in the form of steam or moist air, or producing heat or glare, shall be carried on in such a manner that steam, humidity, heat or glare is not perceptible at any lot line.

40.14 I-2 General Industrial District

A. Description

The General Industrial district (I-2) is intended to accommodate intense industrial and manufacturing operations in locations which are suitable based upon adjacent land uses, visual impacts, access to transportation and the availability of public services and utilities.

The I-2 district is appropriate for application in the Rural, Low or Urban Density Development, provided that uses are adequately buffered from residential areas and commercial properties that are used by the general public.

B. Use Regulations

The following table shows which uses are allowed in the I-2 district. For a summary of uses allowed in all zoning districts, see Article 60.1.

• P = Permitted by-right
• C = Allowed only if reviewed and approved as a Conditional Use (See Article 30.9)

C. Density and Dimensional Standards

The following standards shall apply in the I-2 district:

D. Other Regulations

The following additional regulations shall apply in the I-2 district.

1. Outdoor storage areas that are visible from public rights-of-way or residential zoning districts shall be screened from view of such rights-of-way or zoning districts by buildings, solid, opaque fences or walls or by dense vegetative plantings that effectively block views of the material being stored. The height of the building, fence, wall or vegetation shall be at least as tall as the material being screened.

2. All uses shall be operated so as to comply with the following performance standards:

   a. All uses shall be so operated as to comply with all applicable state and federal standards governing radiation, smoke, dust, particulate matter, toxic or noxious waste materials.

   b. No use shall be operated so as to produce ground vibration, noticeable without instruments, at the lot line of the premises on which the use is located.

   c. No use, activity, or process shall be conducted which produces electromagnetic interference with normal radio or television reception in any residential or commercial district.

   d. Each use shall be operated so as to minimize the danger from fire and explosion and to comply with the regulations contained in the County Code.

   e. Any activity producing humidity in the form of steam or moist air, or producing heat or glare, shall be carried on in such a manner that steam, humidity, heat or glare is not perceptible at any lot line.

40.15 OP Open Space and Parks

The Open Space and Parks (OP) district is intended to accommodate areas reserved for public uses, which may include passive or active recreation areas, shelter houses, historical buildings, marinas, and other uses that are funded primarily by a government agency and available for public use. All buildings and structures will be supportive of the recreational aspects of the land use.

The OP District is appropriate for application in all development of the Comprehensive Plan.

A. Use Regulations

The following table shows which uses are allowed in the OP district. For a summary of uses allowed in all zoning districts, see Article 60.1.

• P = Permitted by-right
• C = Allowed only if reviewed and approved as a Conditional Use (See Article 30.9)

B. Density and Dimensional Standards

There are no set standards for density and dimensions that shall apply in the OP District.

C. Other Regulations

The following additional regulations shall apply in the OP district:

1. All uses within the OP district shall be owned by a public entity and constructed with public and/or foundation funds.

2. Specific uses may be operated by contract, rather than by government staff.

3. Conditional Use Permits are required on uses that may have more significant impacts on neighboring uses, environmental concerns, traffic generation, impervious surfaces, and require more in-depth review.