Planning board approves amendment allowing neighborhood-commercial parking lots, adds apron definition

The Planning and Zoning Board of Winter Springs approved an amendment to the city code on April 3 that would allow parking areas in the C-1 (neighborhood commercial) zoning district subject to material and siting standards, and that adds a defined minimum driveway apron requirement.

The change amends Chapter 20 (zoning) and Chapter 9 (off-street parking and loading) of the city code to permit parking lots within a specified distance of a primary structure and to list acceptable surfacing materials. The amendment explicitly adds pervious pavement to the list of approved materials and specifies that gravel lots must use stone no smaller than No. 57.

City development staff presented the ordinance language and members of the board asked clarifying questions about how distance is measured, the intended minimum apron construction, and gravel specifications. Board members clarified that the 300-foot measurement referenced in the text refers to the nearest-point-to-nearest-point distance between the additional lot and the lot with the primary structure, not to each parking space.

Board members also discussed ambiguity in the code about what qualifies as a driveway apron. Several members urged the board to add a minimum apron depth so applicants cannot satisfy the apron requirement with a narrow strip of concrete. A 6-foot minimum apron depth was proposed as a condition; the board voted to add an apron definition to the ordinance language.

A motion to approve Ordinance No. 2025-10 with the added apron-definition condition was moved and seconded. The board approved the motion in a roll-call vote: Chairperson Kaukoma — aye; Vice Chairperson Michael Ferrante — aye; Board member Rachel Hood — aye; Board member Louis Hall — aye. The motion passed unanimously.

The ordinance text also clarifies surfacing standards: pervious pavement is allowed, and where gravel is used the specified minimum aggregate is No. 57 stone (an engineer-recommended industry standard). Board members asked staff to confirm whether existing residential apron specifications are distinct from the commercial apron the ordinance references; staff said residential apron rules exist but commercial apron dimension language did not previously appear in the zoning code.

The board opened and closed public input on the item without comment. The board approved the ordinance amendment as recommended and added the apron-definition condition to the proposed code changes.