Submitted By: David Sablan
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Presentation By: David Sablan
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Department: Growth Management
FORMAL TITLE:
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Ordinance 2027-XX an applicant-initiated amendment to the City Code of Ordinances Section 122-3. - District uses definitions, by adding “retail and delivery services”; amending Section 122-287 - Table of permitted uses by providing for “retail and delivery services” in the personal service category as a Special Exception in the Community Business (B-2) zoning district subject to criteria referenced within new Section 122-1230; amending Section 122-287 - Table of permitted uses Legend by adding reference number SE53 and including Citation to new Section 122-1230; amending Subsection 122-623(3) - Special exceptions by adding “Retail and delivery services” in the Service Uses category in the Community Business (B-2) zoning district; amending Article IX - Supplementary District Regulations by adding a new Section 122-1230 titled “Retail and delivery services” (COD26-0005)
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OCALA’S RELEVANT STRATEGIC GOALS:
Economic Hub, Quality of Place
PROOF OF PUBLICATION:
N/A
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BACKGROUND:
Applicant: Amprop Ventures Maricamp, LLC
Agent: Gregory Lee, Baker Hostetler, LLP
This is an applicant initiated amendment to the City’s Code of Ordinances, to provide a definition for retail and delivery services, allow retail and delivery services within the B-2 zoning district as a special exception use, and establishes new supplemental district standards for consideration of the special exception use and any associated reduction in parking by the Board of Adjustment in lieu of the Planning and Zoning Commission. The applicant is requesting the amendment due to their ownership of property along SE Maricamp Road (Parcel 29850-104-02), located within the B-2, Community Business, zoning district where they intend to develop an auto supply, retail, and delivery business.
The applicant initially requested a staff verification as to whether a proposed auto supply store business model, referred to as a Routed Mega-Hub, would be permitted within the B-2 district. Upon further clarification of the proposed Routed Mega-Hub facility, the proposed business model appears to combine a traditional retail auto supply store with a larger warehouse component with on-demand delivery services. Deliveries would be made using passenger vehicles to retail customers, automotive service and repair businesses, and other retail auto supply store locations. As explained by the applicant, Routed Mega-Hubs occupy approximately 30,000 to 40,000 square feet, with approximately 6,000 square feet dedicated to retail sales with the remaining/majority building space used for warehousing. The facility would also accommodate approximately five to 15 passenger vehicles, typically compact SUVs, for delivery operations.
Based on the proposed business model, staff determined that the city’s Code of Ordinances does not provide an appropriate classification for this type of use in the B-2 zoning district, not quite fitting the definition of an auto parts store or a warehouse distribution facility. By comparison, existing auto supply stores within the city generally range from 7,000 to 10,000 square feet, while the AutoZone distribution facility on NW 35th Street exceeds 400,000 square feet.
Based upon further conversation with staff, the applicant submitted a Code Amendment application requesting to:
• Establish a new use definition, Retail and Delivery Services, to accommodate the proposed business model;
• Classification of the Retail and Delivery Services use in the B-2 zoning district as a use permitted by Special Exception;
• Establish a new supplemental district standard (Section 122-1230) to low associated parking reductions to be considered by the Board of Adjustment, rather than the Planning and Zoning Commission as part of the Special Exception request at the same public hearing.
Staff reviewed the distribution of B-2 zoning districts within the city (see attached “Impact Map”) and found that B-2 zoned properties are predominantly located along Arterial roadways. Arterial roadways provide a high level of accessibility for delivery businesses and minimizes their impact to residential and neighborhood uses. Additionally, the required special exception approval for these use types within the B-2 zoning district will afford additional opportunity through a required public hearing to provide opportunity to address any compatibility concerns with the surrounding area.
FINDINGS AND CONCLUSIONS:
• The proposed amendment establishes a new use definition for "Retail and Delivery Services." The use includes general retail businesses that provide delivery of goods utilizing two-axle vehicles and occupy tenant spaces of 40,000 square feet or less. The definition requires a minimum of 10% of the total tenant space to be dedicated to general retail uses, with no more than 90% dedicated to storage.
• The proposed amendment classifies Retail and Delivery Services as a Special Exception use exclusively within the B-2, Community Business, zoning district and amends the Table of Permitted Uses accordingly.
• The proposed amendment establishes a supplementary district regulation (Section 122-1230) for Retail and Delivery Services that authorizes the Board of Adjustment to consider requests for parking reductions concurrently with the Special Exception application at the same public hearing, in lieu of the separate Planning and Zoning Commission public hearing otherwise required pursuant to Section 122-1016.
• The proposed amendment is consistent with the Comprehensive Plan and Land Development regulations.
FISCAL IMPACT:
N/A
PROCUREMENT REVIEW:
N/A
LEGAL REVIEW:
This ordinance will be reviewed and approved for form and legality by City Attorney, William E. Sexton.
ALTERNATIVE:
• Approve with Changes
• Table
• Deny