NC (Neighborhood Commercial) Changes

It was a good meeting today with the Planning Committee a long with some of those that helped to write the plan. Changes agreed upon are noted in red. You can read the original document without the changes after this section. Again, please let your Commissioners know your feelings and or opinions. They meet again on September 28th. I would recommend a certified letter as I am not sure that our emails carry that much weight. (my opinion) Their addresses can be found on the right side of the blog.

Policy L-1.4.4 Neighborhood Commercial (NC): The purpose of this land use category is to designate small areas in proximity to residential areas that will allow for a limited group of commercial uses to serve the needs of those residential areas. All neighborhood commercial uses must be designed in use, scale, character, and intensity to be compatible with, and to protect, the abutting and surrounding residential areas.

(A) Location criteria: The intersection of arterial/collector, collector/collector, and collector/local paved street. However, in areas south of the Choctawhatchee Bay and the Intercoastal Waterway, NC designations shall be limited to those intersection areas described above that are within the designated Scenic Corridors. For purposes of this policy, County Road 83 and County Road 283, south of County Road 30A, shall not be considered as designated Scenic Corridors. This limitation shall not prevent the designation of an existing neighborhood development as NC if such development was lawfully in operation prior to the date of adoption of this amendment, is an ongoing business, or for properties designated Residential Preservation on the adopted Future Land Use Map that were designated on a plat or in covenants and restrictions for non-residential use. However, such designation must meet the compatibility requirements contained herein.

(B) Uses allowed:
1. Allowed neighborhood scale uses: offices, professional services, storefront retail shopping, neighborhood grocery stores, bed and breakfast facilities not to exceed ten (10) lodging rooms, banks, bakeries, cafés, and restaurants without drive-thru facilities.
2. Prohibited uses: Gas stations and convenience stores with or without fuel, bars, and auto repair services, and the like. However, this provision does not preclude restaurants, or other similar allowed uses, from alcohol sales/services during course of business.

(C) Density allowed: Maximum of one (1) dwelling unit per lot, unless developed pursuant to Section (E)(1), below.

(D) Intensity allowed: A maximum FAR of 0.65 (65%) and a maximum ISR of 0.60 (60%).

(E) Special considerations:
1. Live/Work uses are encouraged, so long as the overall density for the development does not exceed four (4) dwelling units per acre and the development must be in scale and character of adjacent residential areas.
2. Outdoor storage, outdoor broadcasting or music, display of goods, or outdoor seating for cafés and restaurants is prohibited, unless specifically approved as part of the development order review process by the Board of County Commissioners on a case-by-case determination of its impact on the abutting neighborhood and where it does not conflict with the Scenic Corridor Guidelines.
3. Size, mass, or scale of uses or structures may be limited to ensure compatibility with adjacent and surrounding neighborhoods.
4. The amount of land that will be designated NC may be limited to ensure that any area proposed for Neighborhood Commercial designation, and the proposed uses thereon, remain at neighborhood scale and character.

Original Before Changes:

Policy L-1.4.4 Neighborhood Commercial (NC): The purpose of this land use category is to designate small areas in proximity to residential areas that will allow for a limited group of commercial uses to serve the needs of those residential areas. All neighborhood commercial uses must be designed in use, scale, character, and intensity to be compatible with, and to protect, the abutting and surrounding residential areas.

(A) Location criteria: The intersection of arterial/collector, collector/collector, and collector/local street. However, in areas south of the Choctawhatchee Bay and the Intercoastal Waterway, NC designations shall be limited to those intersection areas described above that are within the designated Scenic Corridors. This limitation shall not prevent the designation of an existing neighborhood development as NC if such development was lawfully in operation prior to the date of adoption of this amendment, is an ongoing business.

(B) Uses allowed:
1. Allowed neighborhood scale uses: offices, professional services, storefront retail shopping, neighborhood grocery stores, limited lodging not to exceed twenty-five (25) rooms, banks, bakeries, cafés, and restaurants without drive-thru facilities.
2. Prohibited uses: Gas stations and convenience stores with or without fuel, bars, and auto repair services, and the like. However, this provision does not preclude restaurants, or other similar allowed uses, from alcohol sales/services during course of business.

(C) Density allowed: Maximum of one (1) dwelling unit per lot, unless developed pursuant to Section (E)(1), below.

(D) Intensity allowed: A maximum FAR of 0.65 (65%) and a maximum ISR of 0.60 (60%).

(E) Special considerations:
1. Live/Work uses are encouraged, so long as the overall density for the development does not exceed four (4) dwelling units per acre and the development must be in scale and character of adjacent residential areas.
2. Outdoor storage, outdoor broadcasting or music, display of goods, or outdoor seating for cafés and restaurants may be permitted, subject to a case-by-case determination of its impact on the abutting neighborhood and where it does not conflict with the Scenic Corridor Guidelines.
3. Size, mass, or scale of uses or structures may be limited to ensure compatibility with adjacent and surrounding neighborhoods.
4. The amount of land that will be designated NC may be limited to ensure that any area proposed for Neighborhood Commercial designation, and the proposed uses thereon, remain at neighborhood scale and character.