Appendix 13.03.00. THE U.S. 98 AND U.S. 331 SCENIC CORRIDOR DESIGN STANDARDS  

A.

Purpose and Intent. The purpose of the scenic corridor design standards is to ensure high quality commercial development along roadways in south Walton County. Design standards are formulated for architecture, signage, landscape architecture and site planning and the means to assure their implementation and enforcement.

The standards are mandated by the Walton County Comprehensive Plan and serve as a provision in meeting state Department of Community Affairs development requirements.

The specific intent of the standards lies in limiting the quantity of curb cuts; encouraging the use of cross-access corridors and joint-use driveways to increase safe access to commercial entities; retaining natural vegetation when at all possible; establishing a lush, vegetative street-front canopy; creating and preserving green space between development; encouraging safe pedestrian and vehicular travel along the corridors encouraging parking in side and rear areas; and limiting the number and size of signs to maintain the natural beauty of the area.

Signage should be unobtrusive, yet visible and easy to read. Building architecture should flow easily with existing development and reflect high-quality standards of construction and design. The standards also intend to establish a small scale, residential character and to that end the standards discourage the use of any material, color, statement, structure or otherwise which will appear flashy or intrusive to residents, visitors, or other businesses. This applies especially to the use of highly reflective materials, such as mirrored glass or stainless steel.

The scenic corridors and related vistas, through implementation and enforcement of these standards, shall contribute to the enjoyment and environmental enrichment of the citizens of the County and visitors. The standards protect and enhance the County's attraction to tourists, enhance civic pride, and protect and promote economic values of the affected properties.

B.

Applicability. All properties within the Scenic Corridors shall comply with the design standards. The Walton County Scenic Corridor begins at the Okaloosa/Walton County line and extends east to the Walton/Bay County line. In addition, these standards cover the area from U.S. Highway 98, north along U.S. 331 to the south end of the bridge at Choctawhatchee Bay. The Scenic Corridor width extends 400 feet north and 400 feet south of U.S. Highway 98 right-of-way and the property abuts U.S. Highway 98 and U.S. Highway 331. Likewise, the corridor width extends 400 feet east and 400 feet west of the respective rights-of-way of U.S. 331 and abuts U.S. 331. The 400 feet shall be measured from the outside edge of the right-of-way. These standards apply to lots of record as of January 31, 1996.

C.

Change of Use (see Glossary). Color, paving/parking, paving/walks, walls and landscaping requirements of these standards shall be met when a site changes use provided; however, the compliance with these standards shall be met in a time period not exceeding three years from the use change as provided by Walton County Land Development Code or interpretation by Walton County. For nonconforming signage, see Section 13.02.05.02. With the exception of single family homes, a change to the exterior of a building, through new siding, repainting, or similar change, shall require review and approval by the Corridor Review Specialist unless the materials and colors have already received DRB approval.

D.

Expansion of Building(s). Expansion of any existing building that is greater than 2,000 square feet or where such expansion will increase the building to more than 2,000 square feet shall require full compliance with these standards. Expansion that does not exceed 2,000 total square feet shall require that the newly expanded building and site (existing and new construction) meet only the color, signage, paving/parking, paving/walks and landscaping requirements of these standards.

E.

Design Standards. These standards provide for defined special setbacks, architectural design standards, signage regulations, additional landscaping requirements and general site development standards. They are adopted to assure that the intended character of this area is realized. The primary elements of the standards include:

Site Development Standards

• Development Width

• Buffer Setbacks

• Buffer Setback Retention

• Lighting

• Parking

• Paving of Parking Areas

• Paving of On-site Walkways

• Curb Cuts

• Joint Use Driveways

• Cross Access Corridors

• Coordinated Circulation Design

• Utilities

• Fences and Walls

Architecture

• Roofing

• Siding

• Colors

• Canopies and Awnings

• Accessory Buildings

• Heights of Buildings

• Balconies, Porches and Decks

Landscaping

• Tree Planting within Scenic Corridor Setback

• Live Oaks Alternatives

• Tree Preservation

• Shrub Planting within Scenic Corridor Setback

• Landscaping of Vehicular Use Areas

• Berming Provisions Scenic Corridor Setback

• Rear and Side Yard Requirements

• Irrigation

Signage

• Prohibited Signs

• Nonconforming Signs

• Allowable Signs

• Sign Permitting

• Temporary Signs

• Main Identification Signs

• Tenant/Building Signs

• Directional Signs

• Directories/Kiosks

• Street Signs

F.

Approval Process. Before commencing with the construction of any project within the Scenic Corridors, the owner/developer must comply with the Scenic Corridor Standards. Processing shall be the same as for a Major Development, as prescribed by this Code. Projects shall be reviewed by the Scenic Corridor Review Specialist for compliance with these standards as part of the technical review. Projects shall not be placed on the Planning Commission agenda until full compliance is certified by the Corridor Review Specialist. Departures from the standards shall be addressed as variances, and such variance must be obtained before submittal of the project for development review. Processing of Scenic Corridor Review consists of two distinct stages, but they may occur simultaneously if desired by the developer.

I.

Site Plan Approval

II.

Design Development Plan Approval

Approvals or denials of any submittals to the Walton County Board of County Commissioners shall be based upon completeness of the submittal, aesthetics or any other condition at the discretion of the Board taking into account the recommendation of the Design Review Board and the Planning Commission. Conceptual or preliminary reviews of a project by the Design Review Board before beginning the Development Review process are encouraged. A building permit shall not be issued by Walton County until such time as submittals comply with the Scenic Corridor Standards and a development order is issued.

G.

Deviations . The Design Review Board may permit a deviation from the scenic corridor standards provided the following terms and conditions are met:

a.

The applicant submits the deviation request in writing explaining the deviation and the specific reason why it is being requested; and

b.

The requested deviation:

(i)

Is the minimum necessary to achieve the applicant's desired result with the proposed project otherwise meeting all other requirements of Chapter 13 of the Walton County Land Development Code;

(ii)

Does not undermine the visual appearance, continuity, and character of the scenic corridor;

(iii)

Contributes to the enjoyment and enrichment of the citizens and visitors of Walton County;

(iv)

Protects and promotes economic values of the affected properties;

(v)

Exhibits harmonious relationships with the structure itself, and the scenic corridor as a whole, by using the principles of skillful design; and

(vi)

Otherwise results in a high quality of development that achieves the intent and purpose of Chapter 13 of the Walton County Land Development Code.

c.

In addition, the Design Review Board may require that any or all of the following techniques be used to wholly or partially mitigate adverse impacts to the scenic corridor from the proposed deviation:

(i)

Variable buffers, combining land and landscaping;

(ii)

Variable setbacks;

(iii)

Placement and effective screening or shielding of site features; or

(iv)

Other innovative site design features that effectively mitigate potential negative impacts.

Because each deviation will reflect the unique circumstances of an individual site and an individual proposed development, a deviation granted to an applicant in one case shall not be construed as establishing precedent for other such requests. Requests for deviations shall be considered on a case-by-case basis.

H.

Submittals. The document required for approvals as described herein shall be submitted with a transmittal letter to the Walton County Planning Department, signed by the owner/developer or an authorized agent, describing the specific phase of submission and approval being sought.

All plans shall be signed and sealed by a Florida-registered architect, landscape architect, and engineer, each for his or her respective discipline. Such plans shall include building plans and elevations, site plans (as applicable), landscape plans, exterior building and site lighting, signage, utilities, grading and drainage.

All plans shall be completed and submitted on sheets no larger than 24" x 36".

All plans shall contain the date of submittal and the names, addresses and telephone numbers of all design professionals who participated in the completion of the drawings.

Specific requirements of each submittal phase are:

I.

Site Plan Approval. Site plan approval shall occur concurrent to the Walton County preliminary site plan approval process

a.

Site development plan, at a scale no smaller than 1" = 30', showing site boundary, building footprint and location, drives, parking, accessory structures, walls or fences, abutting uses and roadways, walkways and site lighting locations.

b.

Existing topographic and boundary survey at the same scale as the required site development plan. This survey shall show all trees six inches DBH or larger in the Scenic Corridor buffer area.

c.

Preliminary landscape plan indicating the caliper at breast height of the existing trees to remain and the existing trees to be removed as well as all proposed plant material labeled by common name. Proposed berming shall also be included on this plan.

d.

Site signage plan at the same scale as the site development plan.

e.

Preliminary grading and drainage plan at the same scale as the site development plan.

f.

Preliminary utility plan at the same scale as the site development plan.

J.

Design Development Plan Approval.

a.

Floor plans and roof plans at a scale no smaller than ⅛" = 1'-0".

b.

Elevations of all exterior facades, indicating existing and proposed grade lines, at the same scale as the required floor plans. At least a portion of the elevations shall indicate the proposed colors of the building.

c.

Full color or color indexed elevations of proposed site signage (tenant/building signs, if any, shall be indicated on the architectural elevations).

d.

Landscape plan indicating caliper at breast height of existing trees to be removed as well as all proposed plant material listed by botanical and common name, quantities and sizes to be installed.

e.

Grading and drainage plan with final elevations and stormwater drainage calculations at the same scale as the site development plan.

f.

Site plan and a Utility plan including site electrical, lighting, mechanical, water and wastewater at the same scale as the site development plan.

g.

Copies of any proposed agreements between adjacent property owners, including agreements for joint use and access easements.

K.

Quality of Design. Particular attention is placed on orientation, setbacks, spacing, site coverage, open space, scale, height, massing, proportions of the facade, facade openings, rhythm of solids to voids in facades, rhythm of buildings on the highway, rhythm of entrances and canopies, relationship of materials, texture, color, roof shape and other elements of design detailing.

L.

Approved Materials. These standards are very specific in nature. Approved materials styles, colors, etc. are listed. Materials, styles, colors, etc. which are not listed are not approved for use within the scenic corridor provided, however, that new products/materials shall be considered based on their merit. Approval of new products/materials shall be by the Board of County Commissioners in a public hearing acting upon a recommendation from the Planning Commission.

M.

Prohibited Uses. The following uses are prohibited within the Scenic Corridor:

• Water parks, go carts (or other vehicle racing tracks or courses), arcades, amusement parks, miniature golf courses, batting cages, or any other project which are primarily used for the purposes of outdoor entertainment (not including public and private golf courses).

• Any imitation of natural or manmade features including, but not limited to, mountains, volcanoes, gorges, animals, dinosaurs, windmills, oil derricks, airplanes or any other artificial depiction.

• Off-site model homes of any kind.

N.

Outside Merchandising/Storage. There shall be no outdoor display of merchandise, goods or products within the scenic corridor buffer area. Open or covered storage for merchandise, goods or products shall be screened from view of U.S. 98 or U.S. 331 unless an Outdoor Display Area permit has been granted by Walton County in accordance with the standards and procedure further described in this section. The unscreened outdoor display of merchandise, goods or products shall be permitted only in conjunction with an existing permitted use of property owned or leased and operated by the business entity occupying the premises on which the items are being displayed, and is subject to the following standards:

1.

Merchandise, goods, or products may only be displayed under a permanent arcade, porch or canopy structure that is part of the front façade of a building. After the effective date of this ordinance (insert effective date here), new structures created for purpose of outdoor display (permanent arcade, porch, or canopy structure that is part of the front facade of a building) shall be not less than three (3) feet deep nor more than 12 feet deep, measured from the front vertical wall of the building to the drip line of structure. Such new structures require Walton County Design Review Board approval prior to creation of same.

2.

The allowable outside display area shall not exceed 40% of the total square footage of the permanent arcade, porch or canopy structure, not to exceed 120 square feet of total outdoor display area. An outdoor display area shall be limited to not more than seventy-five (75) square feet of contiguous space. Each display shall also be limited to no more than fifteen (15) feet in length, five (5) feet in width and eight (8) feet in height, with no more than two individual display areas for one store.

3.

An outdoor display area shall not be located closer than five (5) feet from any public entrance, or impair pedestrian traffic or otherwise create an unsafe condition and shall be in full compliance with all applicable federal and state accessibility standards, including but not limited to, the Americans with Disabilities Act (ADA) as amended.

4.

No outdoor display shall contain any moving parts, devices or exhibits.

5.

All merchandise or goods displayed shall be properly anchored, secured or stored in such a manner to avoid shifting or movement.

6.

Outdoor display areas must be located on a hard durable surface such as concrete.

7.

The use of boxes, crates, pallets or other kinds of shipping containers is prohibited.

8.

Vending machines, ice machines, and similar machines which dispense goods, as well as propane tank sales, fire wood and similar items shall only be located in the permitted display area.

9.

Exceptions:

(a)

In the case of plant nurseries or garden stores and in addition to the allowance described above in Section 13.03.00.N.1., unscreened outdoor storage or display shall be allowed for live plant materials only, since such vegetation is in keeping with the landscaping intent of the Scenic Corridor Standards.

(b)

Short-term sales of agriculture products which are seasonal in nature, including but limited to Christmas trees and pumpkin patches shall only be allowed between October 1st and January 5th through a temporary use permit. Said permit shall be separate and distinct from the outside display approval.

10.

Exemptions:

(a)

Fuel pumps and/or energy-dispensing devices which have been legally permitted shall not be subject to these regulations. Other than fuel pumps and/or energy-dispensing devices, outdoor display of merchandise, goods, or products at the fueling stations where pumps are located, is prohibited.

(b)

Newsracks.

11.

Permit Required. An application for an outdoor display permit must be filed and approved by the Planning and Development Services Division prior to any outdoor display of merchandise, goods, or products not covered by the Exceptions in subsection 10 above or the Exemptions in subsection 11 above. The permit period will not exceed one year and must be renewed annually. The following information shall be provided in such application:

(a)

A dimensioned site plan (drawn to scale) delineating the display area to be permitted showing the public entrance and pedestrian pathways of the business.

(b)

Demonstration of ownership or leasehold interest in the property to be occupied by the outdoor display.

(c)

If a leasehold interest, written consent of the landlord (or landlord's agent) for the use and location of the outdoor display area(s) to be permitted.

(d)

The proposed outdoor display and outdoor display area must be in full compliance with all other requirements of the Walton County Land Development Code.

(e)

Said Outdoor Display Area permit must be kept on the business premises and available for inspection at all times.

O.

Temporary Structures for Promotional Purposes. Temporary structures, specifically tents, are allowed only for certified nonprofit organizations and must be approved for a temporary structure permit as outlined in section 6.00.00 of this Code. The tent or temporary structure shall be placed only for a maximum time period of 72 hours. A nonprofit organization shall only be granted a maximum of two temporary structure permits within a calendar year. Temporary tents are allowed for farmer's markets as part of the site plan development through the permitting process.

P.

Maintenance. Meeting the requirements of these standards does not relieve the owner/developer from the responsibility of providing and maintaining aesthetically pleasing, well designed landscapes, lighting, signage, paving, walls, etc. All plant material shall be maintained in a healthy and vigorous state. Dead plants and/or trees shall be replaced within 90 days from failure.

Q.

Inspection and Enforcement. The provisions of Section XII of this ordinance shall be applied in the review, inspection and enforcement of the scenic corridor standards, including citations and penalties.

R.

Farmer's Markets as Temporary Uses. For the purposes of this ordinance, a "farmer's market" in the U.S. 98 and U.S. 331 Scenic Corridor shall be defined as: A cultural activity where a common facility or area is utilized and local farmers/growers gather on a regular, recurring basis to sell a variety of fresh fruits, vegetables, produce, baked goods, food products, fresh-cut flowers, and plants from independent stands directly to consumers, and consisting of no less than five individual vendors. Items shall not be for resale. Up to ten percent of non-food product vendors are allowed.

Farmer's markets as temporary uses shall be permitted provided the following provisions and conditions are met:

A.

Permit Requirements.

1.

All market locations shall be approved by the Walton County Planning and Development Services appointed designee. All applications must be submitted and approved a minimum of one month preceding the proposed opening date of the market.

2.

No farmer's market shall be permitted to operate without the approval of the Walton County Planning and Development Services through the outdoor event review process and receiving an annual farmer's market permit from the planning and development services appointed designee. Farmer's market permits shall be nontransferable and will be required on an annual basis for each farmer's market location. No additional activities are permitted under this temporary use permit.

B.

Location.

1.

In order to preserve the aesthetic values of the scenic corridors and vistas as viewed from the U.S. Highway 98/331, farmer's markets shall only be permitted in commercial centers of approved development projects that contain event or common areas.

2.

Site plan approval will be required by the design review board for requests that are closer than 150 feet from the FDOT ROW or to utilize parking lots that front the scenic corridor as the location for all or part of the farmer's market.

C.

Operation.

1.

Each market may only operate two days per week per location between the hours of 7:00 a.m. and 7:00 p.m. for four hours per day. Set-up time shall be limited to one hour before operating time and cleanup shall be limited to one hour after closing time.

D.

Signage.

1.

Signage is allowed on an approved reader board on an existing monument sign.

2.

One temporary sign as described in Exhibit 8 of Chapter 13 shall be allowed.

E.

Tents.

1.

Tents shall be white and be ten feet by ten feet size.

(Ord. No. 00-9, § 2, 3-28-00; Ord. No. 2007-50, § 1, 11-27-07; Ord. No. 2014-15, § 1, 6-10-14; Ord. No. 2008-01, § 3, 1-8-08; Ord. No. 2010-04, 2-23-10; Ord. No. 2017-22, 11-7-17; Ord. No. 2018-06, § 2, 2-14-18)