Division 9 Southwood Ranch (CR 484/475/475A Corridor-Gateway Development Overlay) 5.9.1 Purpose and Intent. The Southwood Ranch Overlay is intended to be a mixed use community with commercial and residential uses that creates an attractive and efficient development pattern in a defined portion of southern Marion County that will support the equine industry including the Florida Horse Park. 5.9.2 Applicability. Within the boundaries of the overlay, any new development, redevelopment, or expansion of existing development, including residential and non-residential projects, shall be subject to the corridor standards of this Section. 5.9.3 General Overlay Area Description. A. Boundary Description. The boundaries for the Southwood Ranch Corridor/Overlay shall be defined as the area shown in Fig. 5.9.3-1 Fig. 5.9.3-1 B. Permitted Uses. Mixed commercial and residential uses as well as stand-alone commercial, residential, and recreational uses, except where specifically expressed and outlined under this overlay area. (1) Zone A: Area west of CR 475A and east of Interstate 75. This portion of the overlay lies primarily under the Employment Center Future Land Use designation promoting office, commercial, industrial, public, recreation, residential, campgrounds, and recreational vehicle parks, with a density of 0-12 dwelling units per acre, and an Floor Area Ratio of from 0 to 2.0. Although commercial, residential, and mixed uses are the primary uses planned within this overlay, agricultural uses will continue to be permitted, promoted, and valued through the planning stages. Commercial uses will be limited to those uses permitted within the B-2 Community Business Zoning District, and proposed industrial uses will be reviewed for compatibility with the surrounding agricultural, residential, and commercial uses within the overlay boundaries. 1
(2) Zone B: Visual enhancement zone 35-45 feet in width east of 475A and both sides of 475 and Hwy 484. The remainder of the overlay lies primarily under the Rural Lands Future Land Use designation and will be promoted largely for agricultural, residential and recreational uses, with commercial uses being planned along the major corridors and intersection of CR 484 and CR475. (3) Outdoor Sales, Displays and Storage. No outside display of merchandise shall be visible from roadways subject to this overlay zone. Outdoor displays of merchandise being sold or rented will be permitted outside during business hours only. All merchandise being sold or rented must be stored indoors after business hours, with the exception of animal feed (including hay) and tack stores, plant nursery sales, or garden supply stores, which shall be permitted to remain outside. Alternative Boundary Description A. Boundary Description. The boundaries for the Southwood Ranch Corridor/Overlay shall be defined as the area bounded by the Marjorie Harris Carr, Cross Florida Greenway and the Florida Horse Park to the north; CR 475 to the east; CR 484 to the south; and US Interstate 75 to the west. Permitted Uses. Mixed commercial and residential uses as well as stand-alone commercial, residential, and recreational uses, except where specifically expressed and outlined under this overlay area. (1) Area west of CR 475A and east of Interstate 75. This portion of the overlay lies primarily under the Employment Center Future Land Use designation promoting office, commercial, industrial, public, recreation, residential, campgrounds, and recreational vehicle parks, with a density of 0-12 dwelling units per acre, and an Floor Area Ratio of from 0 to 2.0. Although commercial, residential, and mixed uses are the primary uses planned within this overlay, agricultural uses will continue to be permitted, promoted, and valued through the planning stages. Commercial uses will be limited to those uses permitted within the B-2 Community Business Zoning District, and proposed industrial uses will be reviewed for compatibility with the surrounding agricultural, residential, and commercial uses within the overlay boundaries. 2
(2) Area east of CR 475A and west of CR 475. The remainder of the overlay lies primarily under the Rural Lands Future Land Use designation and will be promoted largely for agricultural, residential and recreational uses, with commercial uses being planned along the major corridors and intersection of CR 484 and CR475. (3) Outdoor Sales, Displays and Storage. Outdoor displays of merchandise being sold or rented will be permitted outside during business hours only. All merchandise being sold or rented must be stored indoors after business hours, with the exception of animal feed (including hay) and tack stores, plant nursery sales, or garden supply stores, which shall be permitted to remain outside. 5.9.4 Development Standards. A. Access. (1) Access to Hwy 484, CR 475 and CR 475 A will be limited to specific locations that correspond with greater access for the region. (2) Parallel Access. An additional two-way traffic, parallel access drive shall be provided interiorly, connected through the construction of stub-outs for each parcel being developed. The access shall be established in a manner that provides a functional internal road network and does not rely on numerous ingress / egress locations on major roadways (Fig. ). 3
Fig. (2) County Route 475A shall be designed to reflect and provide the features shown in Fig. below (3) Sidewalks shall be provided on one side of the internal road network. (4) A 45-foot side multi-use easement shall be provided outside of the right-of-way. The easement shall consist of a 10-foot wide undulating trail. 4
B. Parking. The internal parallel access road proposed west of CR 475A shall serve as an additional link to all of the properties on the west side and provide access to the parking areas located to the rear of the buildings fronting on CR 475A, and additional businesses located closer to U.S. Interstate 75. Figure illustrates an example of how the proposed parking areas for the businesses west of CR 475A can be configured to allow for more than one structure on a site. Fig. (5) Service and loading areas shall not be placed on the front or street side of a building, but rather at the rear or side of the building. Where buildings are situated having the back of the building facing a right-of-way, service and loading areas should be placed on the side of the buildings and screened from view of the right-of-way. (6) Screening devices, site walls and enclosed service, loading and refuse areas shall be designed to be an integral part of the building architecture. C. Landscaping and Buffering. The buffers along the CR 475 and CR 475A right-of-way shall be designed to enhance the view shed from the roadway and provide a unique sense of place. A cross section of the desired buffer design is depicted in Fig.. Fig. 5
(1) The 45-foot wide multi-use easement shall consist of landscape plantings on a 2-3 foot tall berm with a 3-board wood fence segments strategically located. (2) The development that is adjacent to the multi-use easement shall provide a 15 foot landscape buffer consisting of 2 canopy trees and 3 understory trees per 100 linear feet. Fifty percent of the buffer shall contain plantings other than sod (Marion Friendly and Florida Native Plants only). D. Architectural Design Requirements. The project architecture shall promote and enhance a pedestrian scale and orientation on all façades, especially those facing a public right-of-way, through building articulation, transparency, color, textures, or other design treatments. Modifications to the following choices in architectural design can be considered on a case-bycase basis. (1) Exposed Building façade shall consist of durable material such as stone, stucco, brick, Hardi board, split face block, etc. (2) Every elevation shall be broken up through the use of decorative architectural features such as change in plane; molding; columns, cornice, frieze or arches; rigid awnings or canopy; color and texture variations; recessed windows or doors, bay windows, window sills, window boxes or false windows, decks and covered patios; exposed structural elements like steel or timber beams. Avoid long, monotonous building facades; no blank walls shall be visible from the public right-of-way. (3) Roofs shall be gable, gambrel, hipped, or otherwise broken up through varying planes. Flat roofs with varying planes shall be considered on a case-by-case basis when appropriate to the architectural character of the building. The height of roof lines for large 6
Figs. buildings shall be varied through the use of parapets or other architectural elements to reduce the building scale, and any rooftop equipment shall be screened from the public right-of-way. (4) Building colors should emphasize muted earth tones. Rich materials and a variety of materials are desirable on both the wall planes, roofs and ground plane. If stone or decorative block veneers are incorporated, the material should be used to highlight significant building features and massed elements. Figs. E. Signs. A detailed signage and wayfinding plan for each Parcel showing proposed sign locations shall be included with the final site plan application in each Parcel. (1) Way finding signs shall be permitted on internal roadways to the development and shall not exceed 24 square feet per sign face. These signs shall not exceed 6 ft. in height. (2) Signs visible from CR 475 and CR 475 A shall be monument signs only and shall not exceed one square foot of sign area per foot of frontage up to a maximum of 100 square feet. These signs shall not exceed 10 ft. in height. 7
(3) Advertising signs should mimic a rustic theme and shall not exceed the size permitted by the County s Land Development Code. (4) Entry features and monument signage shall be strategically located at major intersections and thresholds into the design district to provide a sense of arrival and way finding from public right-of-ways. 8
5.9.5 Stormwater Treatment. Storm water runoff treatment / retention areas shall be designed to be functional areas for the treatment of surface runoff contaminants, as well as aesthetic features that enhance the development. Treatment areas can be designed and built at various scales and can include traffic calming, rain gardens, passive parks, visual amenities, etc. All stormwater treatment areas shall meet the basic requirements of the County s Land Development Code. 9