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Committee weighs Town Square zoning approaches: PUD, overlay or form‑based code
Summary
Committee members discussed options for implementing the Town Square concept plan — including a preapproved PUD, a standalone overlay/design guidelines, or a form‑based code — and agreed to pursue more in‑depth consultant recommendations and outreach to peer communities.
The Economic and Community Development Committee discussed Feb. 20 how to translate the Town Square concept plan into zoning and land‑development regulations, considering three primary approaches: a preapproved planned unit development (PUD), a standalone design‑guidelines overlay, or a form‑based code.
Staff member Steven summarized the consultant’s concept scenarios and noted the plan includes potential mixes of retail, office, live‑work and multifamily uses; the consultant’s materials estimated a minimum scenario that could include about 400 housing units in the Town Square area. The consultant’s implementation blueprint lists next steps such as due diligence, code changes, and recommended development standards.
Committee members described the merits of each option. A mixed‑use PUD offers flexibility and project‑specific standards tailored to the town square vision. A standalone overlay or design‑guidelines section inside the existing zoning code could create a defined Town Square overlay district with specified uses and development standards. A form‑based code focuses on building form and walkable block patterns and is commonly used to encourage ground‑floor retail with residences above.
Some members said providing developers with certainty — clear rules and illustrations of allowed building types — increases the probability of investment. Others said more specificity will be needed before selecting a single approach and suggested the consultant perform additional analysis on each option. Members discussed seeking peer examples, including contacting Palm Coast planning staff or bringing representatives or planners (by Zoom or in person) to explain their experience.
There was no ordinance or rezoning action at the committee meeting. Members asked staff to pursue follow‑up work: have consultants prepare more detailed recommendations on which regulatory approach (or combination) fits Orange Park’s goals, and arrange peer presentations about comparable projects. The group discussed bringing the consultant recommendations back to committee and then to the Town Council for a formal decision and any required code updates.
