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PLANNING AND ZONING BOARD MEETING City Hall – Council Chamber 405 Bagshaw Way, Edgewood, Florida Monday, January 12, 2026 at 6:30 PM David Nelson Vice Chair Caleb Castro Board Member Evan Franco Board Member Todd Nolan Board Member Angie Sharp Board Member AGENDA WELCOME! We are very glad you have joined us for today’s Planning and Zoning meeting. The Planning and Zoning Board is an advisory board to City Council comprised of citizen members who voluntarily and without compensation devote their time and talents to a variety of zoning and land development issues in the community. All P&Z recommendations are subject to final action by City Council. The results of today’s meeting will be presented at the noted City Council meeting for approval of recommended actions. Any person desiring to appeal a recommended action of the Board should observe the notice regarding appeals below. CAUTION: Untimely filing by any appellant shall result in an automatic denial of the appeal. A. CALL TO ORDER & PLEDGE OF ALLEGIANCE B. ROLL CALL AND DETERMINATION OF QUORUM C. APPROVAL OF MINUTES 1. November 10, 2025 Planning and Zoning Meeting Minutes D. NEW BUSINESS 1. Election of Chair and Vice Chair for 2026 2. Special Exception 2026-01: Tattoo Studio 4712 S Orange Ave. 3. Ordinance 2026-01: Scriveners Error Tattoo & Body Piercing 4. Ordinance 2026-02: Off Street Parking Regulations E. UNFINISHED BUSINESS F. COMMENTS/ANNOUNCEMENTS G. ADJOURNMENT UPCOMING MEETINGS Tuesday, January 20, 2026………………………..……….….City Council Meeting 6:30 PM Monday, February 9, 2026..………………………..……….….Planning & Zoning Meeting 6:30 PM 1/62

Planning and Zoning Board AGENDA 1/12/2026 General Rules of Order You are welcome to attend and express your opinion. The Board is pleased to hear non-repetitive comments related to business before the Board; however, a five (5) minute time limit per person has been set by the Board. Large groups are asked to name a spokesperson. If you wish to appear before the Board, please fill out an Appearance Request Registration Form and give it to the City Clerk. When recognized, state your name and speak directly into the microphone. The City is guided by Roberts Rules of Order in governing the conduct of the meeting. Persons with disabilities needing assistance to participate in any of these proceedings should contact the City Clerk at (407) 851-2920 at least 24 hours in advance of the meeting. We ask that all electronic devices (i.e. cell phones, pagers) be silenced during our meeting! Thank you for participating in your government! Appeals According to Edgewood City Code Section 26-24 (2), “any person aggrieved by any recommendation of the Board acting either under its general powers or as a Board of Adjustment may file a notice of appeal to the City Council within seven (7) days after such recommendation is filed with the City Clerk. Per Section 286.0105, Florida Statutes state that if you decide to appeal a decision made with respect to any matter, you will need a record of the proceeding and may need to ensure that a verbatim record is made. Americans with Disabilities Act In accordance with the American Disabilities Act (ADA), if any person with a disability as defined by the ADA needs special accommodation to participate in this proceeding, he or she should telephone the City Clerk at (407) 851-2920. 2/62

CALL TO ORDER & PLEDGE OF ALLEGIANCE 3/62

ROLL CALL & DETERMINATION OF QUORUM 4/62

APPROVAL OF MINUTES 5/62

PLANNING AND ZONING BOARD MEETING City Hall – Council Chamber 405 Bagshaw Way, Edgewood, Florida Monday, November 10, 2025 at 6:30 PM Ryan Santurri Chair David Nelson Vice Chair David Gragg Board Member Todd Nolan Board Member Angie Sharp Board Member MEETING MINUTES A. CALL TO ORDER & PLEDGE OF ALLEGIANCE Chair Santurri called the meeting to order at 6:30 pm and then led the Pledge of Allegiance. B. ROLL CALL AND DETERMINATION OF QUORUM City Clerk Riffle confirmed that a quorum was present, with four Board members present. Board Member Sharp was not present. Board Members Present: Staff Members Present: Ryan Santurri, Chair Sandra Riffle, City Clerk David Nelson, Co-Chair Miguel Aponte, Police Officer David Gragg, Board Member Ellen Hardgrove, City Planner Todd Nolan, Board Member Drew Smith, City Attorney C. APPROVAL OF MINUTES 1. September 8, 2025 Planning & Zoning Meeting Minutes Board Member Gragg made a motion to approve the September 8, 2025 meeting minutes as presented; seconded by Board Member Nelson. The motion was approved by voice vote (4/0). D. NEW BUSINESS 1. Variance 2025-05: After-the-Fact Variance Requests – 4045, 4053 & 4061 Forrestal Ave Planner Hardgrove presented a request for several “after-the-fact” variances to establish legal conforming status for a 3-acre parcel (Tax Parcel 11-23-29-3668-00-590). While the three existing warehouse/flex buildings were constructed in 1986 following a 1985 site plan approval, a 2025 survey identified several long-standing nonconformities regarding setbacks, parking, and landscaping. The variances needed involve building setbacks, , parking layout and landscaping, open space, and the road buffer, all of which appear to stem from the original construction. 6/62

Planning and Zoning Board MEETING MINUTES 11/10/2025 Page 2 of 5 Planner Hardgrove reviewed the site history, noting that the City approved the original site plan in 1985, which met zoning requirements, and accepted the 1986 as-built drawings, which appeared to match the plan even though actual field conditions did not as proven by the 2025 survey. Planner Hardgrove identified the following nonconformities, each requiring a variance. • Minimum front yard setback of 24.2 feet in lieu of 25 feet • Minimum Rear yard setback of 6’7” in lieu of 15 feet • Minimum Side yard setback (North) of 4’6” in lieu of 5 feet • Continuous parking spaces without a landscape break and no landscaping within the interior of the vehicle use area • Parking spaces to be less than the required minimum width of 9 feet • 10% open space in lieu of a minimum 15% • Turf as ground cover and the use of palms instead of shade trees in the road buffer. Planner Hardgrove's recommendations for the Planning and Zoning Board are as follows: • Approval of requested Front, Rear, and Side Setback Variances, conditioned on any new construction, shall meet the Code required minimum setbacks • Approval of continuous parking spaces and no landscaping within the interior of the vehicular use area, conditioned on the vehicular use area shall not be expanded unless in conformance with Code requirements. • Limited approval of reduced parking space width. o Only for standard (non-ADA-compliant) spaces adjacent to the north building and the south building, where the bay door configuration would limit the width of parking spaces. o All other parking must meet Code and ADA requirements • Approval of 10% open space in lieu of 15% conditioned on no further impervious area on this property and redevelopment in accordance with code. • Approval to allow turf as ground cover and the use of palms instead of shade trees in the road buffer, conditioned that palms be replaced with understory trees if the palms become diseased or die. In response to Co-Chair Nelson, Planner Hardgrove confirmed that while some parking might be lost to meet conditions of approval, the resultant parking quantity would not be placed in a nonconforming situation. Planner Hardgrove confirmed to Chair Santurri that if the property is redeveloped, they must meet Code requirements. City Attorney Smith clarified that these nonconformities have existed for 40 years. Correcting them now would cause significant hardship, whereas granting the variances maintains the status quo unless full redevelopment occurs. 7/62

Planning and Zoning Board MEETING MINUTES 11/10/2025 Page 3 of 5 Public Comment: • Attorney Charlie Martin: Representing the property owner, spoke in support of the request. • Jamie Selby: Representing the previous owner, spoke in support of the request. Chair Santurri made a motion to recommend approval of Variance application 2025-0, seconded by Board Member Nelson. The approvals and associated conditions are as follows: • Setbacks (Front: 24.2’ vs 25’; Rear: 6’7” vs 15’; North Side: 4’6” vs 5’): Approved, provided any new construction meets current Code-required minimum setbacks. • Parking & Landscaping: Approved continuous parking without interior landscape breaks, provided the vehicular use area is not expanded unless in full conformance with the Code. • Parking Space Width: Limited approval for reduced width only for standard spaces adjacent to the north and south buildings due to bay door configurations. All other spaces must meet Code and ADA requirements. • Open Space: Approved 10% in lieu of 15% on the condition of no further impervious area and that any future redevelopment follows current Code. • Road Buffer: Approved turf/palms in lieu of shade trees, with the condition that palms be replaced with understory trees if they become diseased or die. The motion was approved by roll call vote (4/0). Chair Ryan Santurri Favor Vice Chair David Nelson Favor Board Member David Gragg Favor Board Member Todd Nolan Favor Board Member Angie Sharp Absent 2. Ordinance 2025-12: Recovery Residences Attorney Smith read Ordinance 2025-12 by title and explained that Florida Statute 397.487 mandates municipalities adopt a process for reviewing "reasonable accommodation" requests for certified recovery residences by January 1, 2026. This ordinance ensures compliance with the Fair Housing Act and the ADA. The ordinance creates a new section in the Land Development Code outlining how individuals with disabilities-or the providers who serve them-may request accommodations from zoning or land-use regulations when such accommodations are necessary for a certified recovery residence to operate. He further explained that the ordinance outlines the application requirements, review procedures, timelines, an appeal process, and standards consistent with the Fair Housing Act and the Americans with Disabilities Act. Adoption of this ordinance ensures the City complies with state mandates and provides a clear and lawful framework for handling these requests. 8/62

Planning and Zoning Board MEETING MINUTES 11/10/2025 Page 4 of 5 Attorney Smith confirmed to Planner Hardgrove that a definition for a certified recovery home exists. There was no public comment. Board Member Santurri made a motion to recommend approval of Ordinance 2025-12 to establish a process for certified recovery residences; seconded by Board Member Gragg. The motion was approved by roll call vote (4/0). Board Member Todd Nolan Favor Board Member David Gragg Favor Vice Chair David Nelson Favor Chair Ryan Santurri Favor Board Member Angie Sharp Absent 3. Ordinance 2025-13: Street Repaving Gated Communities Attorney Smith read Ordinance 2025-13 in title only. Planner Hardgrove provided an overview of the proposed ordinance, which updates the City's maintenance standards for private streets in gated communities. The amendment replaces the strict 15-year repaving requirement with a condition-based assessment system. While the baseline requirement to repave every 15 years remains, the ordinance provides HOAs a waiver process by submitting a professional engineer's assessment to the City Engineer. Planner Hardgrove confirmed to Board Member Nelson that, until now, the requirement was to repave every 15 years. Attorney Smith said the City Engineer agrees there is no need to automatically repave all roads every 15 years. He confirmed to Chair Santurri that there is an avenue for appeal of a staff decision. Attorney Smith said this applies to gated HOA roads, not to individual private roads. The purpose of the amendment is to align maintenance requirements with actual infrastructure needs and to provide HOAs and property owners with greater financial flexibility. If the roads are deemed sufficient, the engineer may recommend delaying the next mandatory review for up to, but not to exceed, five years, subject to the City Engineer's approval. Communities may submit updated engineering reports with the timeline based on the City Engineer's direction, to extend the repaving timeline, based on the actual condition of the roads, rather than an arbitrary timetable. The Board discussed expanding the scope beyond gated HOAs. The consensus was to include all private roads. Attorney Smith confirmed that staff decisions remain subject to appeal. 9/62

Planning and Zoning Board MEETING MINUTES 11/10/2025 Page 5 of 5 There was no public comment. Chair Santurri made a motion to recommend approval of Ordinance 2025-13, which includes a mandatory paving needs assessment requirement, adding language to expand the requirement to all private roads. Board Member Gragg seconded the motion. The motion was approved by roll call vote (4/0). Board Member David Gragg Favor Vice Chair David Nelson Favor Chair Ryan Santurri Favor Board Member Todd Nolan Favor Board Member Angie Sharp Absent E. UNFINISHED BUSINESS F. COMMENTS/ANNOUNCEMENTS G. ADJOURNMENT Chair Santurri adjourned the meeting at 7:04 pm. ___________________________________________ David Nelson, Planning and Zoning Board Vice Chair Attest: ____________________________________ Sandra Riffle, City Clerk 10/62

NEW BUSINESS 11/62

Election of Chair and Vice Chair for 2026 12/62

Special Exception 2026-01 Tattoo Studio 4712 S Orange Ave. 13/62

405 Bagshaw Way Edgewood, FL 32809 ● Tel: 407-851-2920 ● www.edgewood-fl.gov Memo To: Vice Chair Nelson Board Members Castro, Franco, Nolan, and Sharp From: Brett Sollazzo, Administrative Project Manager Date: 1/8/2026 Re: Special Exception 2026-01: Tattoo Studio 4712 S Orange Ave. The following agenda item is included in this month’s Planning & Zoning meeting agenda packet for your review. It pertains to a Special Exception request for the property located at 4712 S Orange Ave. The request seeks approval to allow a tattoo studio on the property per City Code Sec. 134-467. Planner Hardgrove and the Applicant will be in attendance to answer any questions. Supporting documentation for this item includes: • Staff Report • Special Exception Application & Narrative • Proof of Public Notice In accordance with City Code, public notice for this project was required at least ten (10) days prior to the first public hearing. On December 30, 2025, a total of twenty-three (23) notification letters were mailed to property owners within a 500-foot radius of the subject property. Additionally, public notice signage was posted on-site at 4712 S Orange Ave. As of the date of this memo, no public comments have been received, and none of the mailed notices have been returned as undeliverable. 14/62

Special Exception Application for Tattoo Establishment Page 1 of 4 Date: December 30, 2025 To: Planning and Zoning Board (P&Z) From: Ellen Hardgrove, City Planning Consultant XC: Brett Sollazzo, Administrative & Permitting Manager Drew Smith, City Attorney Sandy Riffle, City Clerk Re: Special Exception Application for Tattoo Establishment at 4712 South Orange Avenue APPLICATION SUMMARY Request: Special Exception approval for a tattoo establishment Subject Property: Leased space in Orange Holden Plaza (4712 South Orange Avenue - see Exhibits 1 and 2) Property Zoning: ECD Exhibit 1 – Subject Property Location Exhibit 2 – Leased Space in Strip Center 15/62

Special Exception Application for Tattoo Establishment Page 2 of 4 ANALYSIS On September 17, 2024, the City adopted Ordinance Number 2024-06, which amended the City’s C-1, C-2, C-3 and ECD zoning districts to allow tattoo establishments on a case-by-case basis through the special exception process. The subject property is zoned ECD. As required by the ordinance and now codified into Code Section 134-467, “The review and hearing of an application for a special exception shall consider consistency with the ECD Vision, the character and compatibility of the surrounding area in which the proposed use is to be located, its effect on the value of surrounding lands, availability of public services and facilities, and the area of the site as it relates to the required open spaces and off-street parking facilities.” Article V, Division 2 of the Code lists requirements for tattoo establishments. As stated, “In zoning districts where tattoo establishments are permitted as a special exception, the following additional criteria must be complied with: 1. All activities conducted at the establishment shall be in accordance with applicable state statutes and regulations; 2. Tattoo establishments shall not have operating hours or be open to customers between the hours of 9:00 p.m. and 8:00 a.m.; 3. Tattoo establishments shall not be established within 1,500 feet of an existing tattoo establishment as measured in a straight line from the nearest point of each lot or parcel. A “Tattoo establishment” is defined as: “any permanent location, place, area, structure, or business where tattooing is performed; provided, however, that beauty salons at which permanent makeup only is applied shall not be considered tattoo establishments. For purposes of professional suites where studio suites or chairs are rented, if tattooing is performed at such location, the entire location shall be considered a single tattoo establishment regardless of the number of chairs rented to different professionals.” The ordinance also included criteria specific to tattoo establishments for consideration during any review of an application for a special exception: “A special exception shall not be recommended by the Planning and Zoning Board (Board) nor approved by the City Council unless and until the Board and City Council make a finding that the granting of the special exception is consistent with the comprehensive plan and ECD Vision, the use is similar and compatible with the surrounding area, and will not act as a detrimental intrusion into the surrounding area, nor negatively impact the level of service of public services and facilities.” ECD Vision: The vision for the Edgewood Central District (ECD) is to transform the city’s primary commercial corridor into a vibrant, pedestrian-oriented "place" that prioritizes human-scale design over car-centric development. 16/62

Special Exception Application for Tattoo Establishment Page 3 of 4 Surrounding Area Character: The property is bounded on the north and east by roads (Holden Avenue, and Orange Avenue, respectively) with the uses on the opposite side of these roads commercial in character (tire store and Fort Gatlin shopping center). The west boundary is the railroad, which separates the subject property from Cypress Grove Park. To the south is property formerly used by the Coq Au Vin restaurant; that property remains vacant. Land Use Compatibility: The proposed location for the tattoo business is located within a multi- tenant strip center that already hosts commercial and service-oriented businesses. A tattoo establishment is functionally similar to a beauty salon or barber shop—both of which are permitted by right in this strip center. By adhering to the 8:00 a.m. to 9:00 p.m. business hours, the use is expected to remain compatible with the character of the surrounding area. Public Services and Facilities: The existing plaza has fewer parking spaces than currently required under modern code; however, the parking demand for a tattoo establishment is anticipated to be similar to the demand generated by a beauty salon or barber shop, both of which are allowed by right. If available parking is a concern for the P&Z, limiting the number of tattoo stations or chairs could serve as a viable remedy. The applicant has indicated the leased space (1,200-square-foot suite) will have nine (9) stations, which according to research represents a high-intensity layout for a suite of this size. At 1,200 square feet, 9 chairs would allot only about 133 square feet per station once the waiting room, bathrooms, hallways, and sterilization/clean room are factored in. A maximum of six (6) chairs/stations would better align with a "boutique" personal service model versus a high- intensity use. While a beauty salon could legally accommodate nine or more chairs by right, a lower cap under this Special Exception would ensure the business remains compatible with the current parking constraints of the Orange Holden Plaza. Proximity to Other Tattoo Businesses: Google Maps indicate the closest tattoo shop to the subject property is located at 5631 S Orange Ave Suite 109 (listed as Collective Ink Studios and Lilyth Eve Ink), a leased space in the Edgewood Isle Shopping Center, which is well in excess of the minimum 1,500 feet separation requirement. NECESSARY P&Z ACTION The P&Z must make a recommendation to City Council as to whether a tattoo establishment in the subject location is consistent with the comprehensive plan and ECD Vision, and that the use is similar and compatible with the surrounding area, and will not act as a detrimental intrusion into the surrounding area nor negatively impact the level of service of public services and facilities. Given the ECD vision, if the P&Z Board recommends approval, staff recommends the following conditions: 17/62

Special Exception Application for Tattoo Establishment Page 4 of 4 1) Window Transparency: In accordance with the ECD’s pedestrian-oriented goals, the street-facing windows shall remain transparent. The applicant shall not use opaque window tints, heavy curtains, or "blacked-out" vinyl wraps, nor situate interior fixtures/furniture in a manner that would prevent views into the studio from the outside. 2) Operational Hours shall be strictly limited to the hours between 8:00 a.m. and 9:00 p.m., as required by Code Section 134-467. If P&Z recommends a limit on the number of tattoo stations/chairs to ensure the business remains compatible with the current parking constraints of the Orange Holden Plaza, staff recommends the condition include a requirement that a final floor plan be submitted to the City prior to the issuance of a Business Tax Receipt (BTR). This floor plan shall clearly identify the location of each station. Additionally, the approval should specify that any future increase in the number of stations shall require an amendment to this Special Exception. An example for a condition: The tattoo establishment shall be limited to a maximum of x (#) tattoo stations (chairs). The applicant shall submit a final, dimensioned floor plan to the City for review and inclusion in the Business Tax Receipt (BTR) file prior to the issuance of said BTR. This floor plan must clearly identify the location and total number of all tattoo stations. Any future increase in the number of tattoo stations beyond the approved x (#) shall be considered an intensification of the use and shall require a formal amendment to this Special Exception, subject to review by the Planning and Zoning Board and approval by the City Council. 18/62

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To Whom It May Concern, My name is Bruno dos Reis Lahr, and I am the owner of Empire Tattoo Studio. First of all, I’m sorry for the delay, I’m in Brazil until January 2nd and I had some problems with my e-mail, I am writing this letter to formally explain the nature of our business and to respectfully request the approval of the necessary licenses to operate. Empire Tattoo Studio is a professional tattoo studio designed and built with a modern and high-standard concept. Our goal is not only to operate a compliant and responsible business, but also to positively contribute to the mall and the surrounding community. Our studio will operate seven days a week, from 10:00 a.m. to 6:00 p.m. The business will include nine (9) individual workstations, accommodating nine licensed professional tattoo artists. All artists will strictly follow health, safety, and sanitation regulations as required by local and state authorities. We strongly believe that Empire Tattoo Studio will be an important addition to the mall. Significant investment was made to create a clean, modern, and welcoming environment that improves the overall appearance of the location. The studio was designed to bring a sense of modernity, comfort, and professionalism, contributing to the revitalization and visual improvement of the area. In addition, the business will generate employment opportunities and attract new visitors to the mall, increasing foot traffic and benefiting neighboring businesses. Our clients value quality, safety, and professionalism, which aligns with the standards the city expects from local businesses. This is our first business venture, and throughout this process we have been learning and working diligently to ensure full compliance with all city and health department requirements. Any delays or issues were never intentional or in bad faith. We are fully committed to correcting any pending matters and operating in complete accordance with local regulations. We respectfully ask for your understanding and consideration, and we are available at any time to provide additional information, documentation, or clarification if needed. Thank you very much for your time, attention, and support. Sincerely, Bruno dos Reis Lahr Owner – Empire Tattoo Studio Orlando, Florida 21/62

405 Bagshaw Way ● Tel: 407-851-2920 ● Fax: 407-851-7361● www.edgewood-fl.gov NOTICE OF PUBLIC HEARING Notice is hereby given that public hearings will be held to consider a request for a special exception to City Code Sec. 134-467 to allow a tattoo studio on the property located at 4712 South Orange Avenue within the Orange and Holden Plaza. The proposed tattoo studio intends to lease approximately 1,200 square feet of within the plaza. The property is zoned ECD, which permits tattooing only through a Special Exception. Public Hearing Dates, Times & Location: All hearings will be held at Edgewood City Hall council chambers, located at 405 Bagshaw Way. Edgewood, Florida 32809. • Planning & Zoning Board Meeting - Monday, January 12, 2026 at 6:30 PM • City Council Meeting - Tuesday, January 20, 2026 at 6:30 PM How to Participate: • Review the application and staff reports by contacting or visiting City Hall. o Email: info@edgewood-fl.gov o Phone: 407-851-2920 o Hours: Monday-Thursday: 8 AM to 4 PM; Friday: 8 AM to noon. • Attend the public hearings and be heard (1/12/2026 & 1/20/2026) • If you are unable to attend the public hearings, you may submit your comments by email to info@edgewood-fl.gov or in writing to Edgewood City Hall at 405 Bagshaw Way. • All written comments will become part of the official public record for the project. Please ensure your comments are received no later than 12:00 PM (noon) on the day of the scheduled public hearing. 22/62

405 Bagshaw Way ● Tel: 407-851-2920 ● Fax: 407-851-7361● www.edgewood-fl.gov Accessibility: If you require accommodations under the Americans with Disabilities Act, please notify the City Clerk’s Office in writing at least 48 hours prior to the meeting. Continuations: Any or all of the public hearings may be continued to a later date. The date, time, and location of any continuation will be announced at the scheduled hearing. Dated: December 31, 2025 You may either mail in your comments and concerns on the space provided below or submit directly to City Hall. Please see above our hours of operation. We thank you for your participation. __________________________________________________________________________________________ __________________________________________________________________________________________ __________________________________________________________________________________________ __________________________________________________________________________________________ __________________________________________________________________________________________ __________________________________________________________________________________________ __________________________________________________________________________________________ __________________________________________________________________________________________ __________________________________________________________________________________________ __________________________________________________________________________________________ __________________________________________________________________________________________ __________________________________________________________________________________________ 23/62

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Ordinance 2026-01 Scriveners Error Tattoo & Body Piercing 25/62

ORDINANCE NO 2026-011 AN ORDINANCE OF THE CITY OF EDGEWOOD, FLORIDA,2 AMENDING CHAPTER 134 OF THE CODE OF ORDINANCES TO3 CORRECT A SCRIVENER’S ERROR RELATED TO TATTOO4 ESTABLISHMENTS AND BODY PIERCING; PROVIDING FOR5 SEVERABILITY; PROVIDING FOR CODIFICATION, CONFLICTS, AND6 AN EFFECTIVE DATE.7 WHEREAS, on September 17, 2024, the City Council approved Ordinance 2024 which8 added “Tattoo Establishments” as a Special Exception use in certain commercial districts,9 including the Edgewood Central District; and10 WHEREAS, said ordinance contained a scrivener’s error in the implementation of the11 amendment in the Edgewood Central District; and12 WHEREAS, body piercing was specifically retained as a prohibited use in all other zoning13 categories affected by the Amendment; and14 WHEREAS, the City Council intended body piercing to remain a prohibited use within15 the Edgewood Central District; and16 WHEREAS, in this Ordinance additions to the Code of Ordinances are indicated by17 underline, deletions are indicated by strikethrough, and portions of the Code that remain18 unchanged and which are not reprinted here are indicated by ellipses (***).19 NOW THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF20 EDGEWOOD, FLORIDA, AS FOLLOWS:21 SECTION ONE. The findings set forth in the recitals above are hereby adopted as22 legislative findings of the City Council pertaining to this Ordinance.23 SECTION TWO. Chapter 134, “Zoning” is hereby amended as follows:24 * * *25 Sec. 134-467. - Permitted uses within the Edgewood Central District.26 * * *27 Tattoo and/or body piercing S Body piercing -- 28 SECTION THREE. Severability. If any section, subsection, sentence, clause, phrase,29 word or provision of this Ordinance is for any reason held invalid or unconstitutional by any court30 26/62

of competent jurisdiction, whether for substantive, procedural, or any other reason, such portion31 shall be deemed a separate, distinct and independent provision, and such holding shall not affect32 the validity of the remaining portions of this Ordinance.33 SECTION FOUR. Conflicts. In the event of a conflict or conflicts between this Ordinance34 and any other ordinance or provision of law, this Ordinance controls to the extent of the conflict,35 as allowable under the law.36 SECTION FIVE. Codification. It is the intent of the City Council of the City of Edgewood37 that the provisions of this Ordinance shall be codified. The codifier is granted broad and liberal38 authority in codifying the provisions of this Ordinance.39 SECTION SIX. Effective date. This Ordinance shall take effect immediately upon40 adoption as provided by the Charter of the City of Edgewood.41 PASSED ON FIRST READING THIS ______ DAY OF _________________ 2026.42 PASSED AND ADOPTED THIS ______ DAY OF __________________ 2026.43 CITY OF EDGEWOOD, FLORIDA CITY COUNCIL Richard A. Horn, Council President ATTEST: Sandra Riffle, City Clerk 44 27/62

Ordinance 2026-02 Off Street Parking Regulations 28/62

Page 1 of 2 Date: January 9, 2026 To: Planning and Zoning Board From: Ellen Hardgrove, City Planning Consultant XC: Drew Smith, City Attorney Sandy Riffle, City Clerk Brett Sollazzo, Administrative & Permitting Manager Re: Proposed Ordinance: Off Street Parking Re-Write This agenda item proposes a repeal and replacement of the City’s parking regulations. This update follows a thorough review of our current standards, which have remained largely unchanged since the 1960s. The new regulation is intended to balance the fiscal responsibilities of private development, the need to prevent "seas of asphalt," and the protection of residential neighborhoods from parking spillover. The Parking Challenge Parking requirements often create a "lose-lose" scenario: • Excessive Minimums: Result in massive, underutilized parking lots that hinder site aesthetics, promote vehicle use, and increase stormwater runoff. • Insufficient Standards: Lead to unsafe conditions where vehicles block sidewalks and emergency access or spill over into adjacent residential streets. While many larger jurisdictions are moving toward eliminating parking minimums entirely (a "market- driven" approach), Edgewood’s specific characteristics and physical constraints make that a high-risk strategy at this time: • Vehicle Dependency: Census data shows Edgewood households own an average of two cars. • Commuting Realities: Currently, 76% of residents drive alone to work, while public transit and bicycle usage for commuting remains at 0%. • Lack of Infrastructure: Unlike cities that have successfully eliminated minimums, Edgewood does not currently have a network of public parking garages or sufficient on-street parking to absorb overflow. A "market-driven" approach typically works in cities with high density and a diverse "mode split" (where a significant percentage of people use alternative transportation). The proposed regulation is an effort to "right-size" required parking for Edgewood’s needs and goals; this includes supporting the Edgewood Central District (ECD) vision of a pedestrian-friendly land use pattern, featuring 8-foot-wide sidewalks and bike rack requirements. Under-parking a site creates immediate public safety issues, as overflow moves to inappropriate locations like sidewalks, drive aisles, or adjacent residential neighborhoods. Furthermore, even if the City allowed "no minimums," many financial institutions will not finance a project that lacks parking without a proven, transit-rich environment. 29/62

Parking Regulation Revision January 2026 Page 2 of 2 Whereas the entire proposed regulation can be discussed, the discussion at the P&Z meeting will focus on the highlighted sections of that attached: Section 134-605: When the regulations will be applied, Section: 134-607: How the parking ratios are applied, Section 134-609: How to deal with structures that were built prior to parking regulations (2 options), and Section 134-610: Specifically, situations allowing unpaved parking (beginning on Line 797). Below is a brief summary of all sections of the proposed regulation. • Sec. 134-605. Applicability: Outlines when new parking is required (new construction, change in use, or expansion). • Sec. 134-606. Definitions: Provides precise terminology. Following P&Z review, these will be incorporated into the general Zoning Code definitions. • Sec. 134-607. Quantity of On-Site Off-Street Parking: The core of the regulation. We have significantly expanded the list of "uses" to include modern business types, thereby removing guesswork for staff and the public. Ratios are now standardized to "spaces per 1,000 gross square feet" to allow for easier comparisons during tenant changes. • Sec. 134-608. Off-Site Off-Street Parking Options: Refines "Shared Parking" provisions to be more user-friendly, removing administrative hurdles that previously discouraged businesses with opposite peak hours (e.g., an office and a restaurant) from sharing stalls. • Sec. 134-609. Reduction of Parking for Adaptive Reuse: An innovative tool for older buildings on small lots. We are presenting two options: o Option 1 (Performance-Based): Grants up to a 40% reduction in exchange for corridor improvements (landscaping, facade rehabilitation, etc.). o Option 2 (Waiver): A direct administrative waiver process for historic footprints. • Sec. 134-610 & 134-611. Design Requirements: Details the physical layout of lots and off- street loading. These include new illustrations to improve user-friendliness. • Sec. 134-612 through 134-613: Covers maintenance and landscaping—largely consistent with existing standards. Staff looks forward to the discussion. The Planning and Zoning Board’s input is invaluable in crafting a regulation that is both functional and forward-looking. ESH 30/62

January 9, 2026 Draft ORDINANCE NO. 2026-021 2 AN ORDINANCE OF THE CITY OF EDGEWOOD,3 ORANGE COUNTY, FLORIDA AMENDING CHAPTER4 134, “ZONING;” AMENDING PROVISIONS RELATED TO5 OFF-STREET PARKING AND LOADING; PROVIDING6 FOR SEVERABILITY; PROVIDING FOR CODIFICATION,7 CONFLICTS, AND EFFECTIVE DATE.8 9 WHEREAS, the existing parking regulations of the City of Edgewood have become10 outdated and insufficient to adequately address current and future parking demands within the11 community; and12 WHEREAS, a comprehensive review of the existing parking regulations has revealed13 gaps that hinder public safety, traffic flow, economic vitality, and the overall quality of life14 within the City of Edgewood; and15 WHEREAS, effective parking management supports local businesses and contributes to16 economic development by ensuring accessibility and convenience for customers; and17 WHEREAS, the City desires to promote development and redevelopment within the18 City’s commercial corridor; and19 WHEREAS, there is a recognized need to modernize parking regulations to reflect best20 practices in urban planning and transportation management; and21 WHEREAS, the City of Edgewood desires to promote efficient use of private parking22 resources, encourage alternative modes of transportation, and reduce traffic congestion; and23 WHEREAS, the proposed new parking regulations aim to provide clear, concise, and24 enforceable standards for parking throughout the City of Edgewood; and25 WHEREAS, the City Council of the City of Edgewood finds that this Ordinance is in the26 best interest of the health, safety, and welfare of citizens, businesses, and visitors to the City of27 Edgewood.28 29 NOW, THEREFORE, BE IT ENACTED by the City Council of the City of30 Edgewood, Florida as follows:31 32 SECTION 1. Chapter 134, Article V, Division 5, Sections 134-605 through 134-613 of33 the City of Edgewood Code of Ordinances are repealed and replaced with the following:34 35 DIVISION 5. –OFF-STREET PARKING AND LOADING36 Sec. 134-605. Applicability of Off-Street Parking Requirements37 Off-street parking spaces shall be provided in accordance with this regulation under any of the38 following circumstances:39 1. New Construction: With the construction of any new building or principal use on a40 site.41 2. Change in Occupancy to a Use with a Required Higher Parking Quantity42 Minimum: With any change in the primary use or occupancy of a building or site43 31/62

January 9, 2026 Draft that requires more parking as calculated by the minimum parking requirements for the44 use in accordance with Section 134-607. Quantity of off-street parking. See 5 below45 for exemption.46 3. Expansion or Increased Intensity of Existing Use (Use stays the same) : When an47 existing building, structure, or occupational use is enlarged or its intensity is48 increased. Examples of increased intensity include, but are not limited to, adding49 dwelling units, guestrooms, assembly areas, grooming tables, clients in day care,50 increasing gross floor area or seating capacity, or increasing employment.51 4. Legacy Site Flexibility. For any existing Shopping Center that exceeds the mix of52 uses as allowed per the Shopping Center definition, the requirement for a parking53 recalculation during a “Change in Occupancy” is waived and the suites interchanged54 with any permitted use within the zoning district (excluding Places of Assembly)55 without providing additional parking, provided that:56 A. The shopping center was approved prior to prior to December 31, 198557 B. The site contains at least 150 paved, conforming parking spaces58 C. The existing parking ratio is at least 4.2 spaces per 1,000 GSF of building area59 D. The building’s total gross floor area is not increased;60 E. The proposed use does not result in a Net Increase of more than 10 parking spaces61 (compared to the most recent BTR or CO with the stand-alone ratio applied) OR62 if the individual tenant space exceeds 10,000 GSF unless the City Planner63 approves an applicant submitted Parking Functional Adequacy analysis. The64 Parking Functional Adequacy report must demonstrate that the existing parking65 supply can successfully accommodate the real-world peak demand of the66 proposed use without creating hazardous traffic conditions or spilling over into67 neighboring properties, or otherwise propose mitigation methods such as formal68 shared-parking agreements, off-site parking leases, or staggered hours of69 operation. If the City Planner determines the impact cannot be mitigated, the70 application shall then be referred to the Planning and Zoning Board and City71 Council for a formal Waiver.72 As a condition of a further increase in shopping center intensity, the parking lot shall73 be restriped in conformance with parking lot design and landscaping requirements, to74 the greatest extent practical, as determined by the City’s landscape architect in75 coordination with City’s Engineer and Planner, even if the restriping results in a76 decrease in parking quantity below the 4.2 ratio baseline. Minimum Accessible77 Parking shall be provided.78 5. Rectification of Substandard Conditions from Parcel Division: If a parcel or the79 parcel configuration as shown on an approved site plan has been divided/altered80 without official City subdivision approval, resulting in a failure to meet minimum81 parking requirements, no permits for expansion, change of occupancy, or new82 construction shall be issued until:83 1. The parcel is legally unified with the adjacent land via a Lot Joinder; or84 2. A Cross-Parking Agreement is recorded that restores the required parking count;85 32/62

January 9, 2026 Draft 3. The parking regulations are fully satisfied; or86 4. For divisions occurring prior to December 31, 1985, the applicant demonstrates87 through a Functional Adequacy Study that the existing parking can support the88 proposed use without impacting public rights-of-way.89 Sec. 134-606. Definitions90 The terms used in this Division shall have the following definitions; in the event of any conflict91 with any definition elsewhere, the following definitions shall control:92 Accessible Parking: Often called a "handicap space" or “ADA compliant parking,” is a93 specialized parking stall designed to accommodate individuals with disabilities. Unlike a94 standard parking space, it features extra room for mobility devices (wheelchairs, walkers, or lifts)95 and is legally required to be located on the shortest accessible route to a building's entrance. The96 design is currently regulated by the Americans with Disabilities Act (ADA).97 Automotive Repair and Services (Major/Minor): An establishment primarily engaged in98 the mechanical or electrical repair, maintenance, or finishing of motor vehicles.99 • Primary Examples: General mechanics, transmission shops, body shops, painting, detailing,100 and quick-lube facilities.101 All repair activities must be conducted entirely within an enclosed building. No outdoor repair102 work is permitted.103 Commercial, Contractor & Fleet Service Shop: This classification is for businesses104 where the primary activity is the storage of equipment and vehicles used to provide off-site105 services. Includes: Pressure washers, roofers, pool cleaners, HVAC technicians, plumbers,106 electricians, and industrial cleaners.107 Commercial, Wholesale: An establishment primarily engaged in the high-volume sale,108 lease, or distribution of products to retailers, industrial/commercial/institutional users, or other109 wholesalers. Unlike standard retail, this use is focused on business-to-business transactions.110 • Primary Characteristics:111 o Professional Clientele: Services are primarily directed toward contractors, business112 owners, and licensed professionals rather than the general walk-in public.113 o On-site Inventory: Includes significant floor area dedicated to the storage of bulk114 goods and "will-call" pick-up areas.115 o Limited Display: While a "trade showroom" or sales counter may exist, it is ancillary116 to the storage and distribution function of the facility.117 • Primary Examples: Electrical/plumbing supply houses (e.g., Ferguson, City Electric), bulk118 building material distributors, restaurant supply stores, and commercial fabric/textile119 wholesalers.120 • Key Distinction: This use is distinguished from General Retail by the lack of traditional121 "merchandising" (window displays, shopping carts, and intensive pedestrian marketing) and122 from Warehousing by the presence of a point-of-sale area and frequent "will-call" customer123 traffic. Furthermore, it differs from Distribution/Logistics as that use is a shipping hub for the124 region or larger.125 Convenience-Oriented Services: A retail or personal service establishment primarily126 engaged in providing quick-turnover transactions, item processing, or "over-the-counter"127 33/62

January 9, 2026 Draft services. These uses are characterized by a "stop-and-go" traffic pattern where the average128 duration of stay is typically 15 minutes or less. To qualify for this classification in parking129 calculations, the use must meet the following criteria:130 • Primary Service Area: The customer-accessible area is limited primarily to a transaction131 counter and a small waiting/staging area.132 • No Long-Term Stay Amenities: The establishment does not provide extensive seating, dining133 areas, or private service rooms (e.g., exam rooms or salon chairs).134 • High Turnover Ratio: The use is designed for a high volume of vehicle trips relative to the135 square footage.136 Included Uses: This category includes, but is not limited to:137 • Laundry/Garment Services: Dry cleaning drop-off and pick-up (excluding on-site self-service138 laundromats).139 • Repair Services: Shoe, watch, jewelry, or small electronic repair.140 • Shipping & Postal: Private mail centers and shipping/parcel drop-off points.141 Exclusions: This classification shall not include professional offices (medical, legal, or142 financial), personal care services requiring appointments (barbers, salons, or spas), or any use143 where the primary activity occurs over a duration exceeding 30 minutes.144 Group Living Facility: A residential structure or complex providing shared living145 accommodations and often, support services, care, or supervision, for a group of individuals not146 all related by blood, marriage, adoption, or guardianship, who typically live together as a single147 housekeeping unit. This definition includes, but is not limited to, assisted living facilities,148 nursing homes, recovery houses, residential treatment centers, and any facility operating as a149 Community Residential Home (as defined and regulated by Florida Statute § 419.001). This150 definition specifically excludes transient lodging such as hotels, motels, or short-term vacation151 rentals.152 Gross Square Feet (GSF): Gross Square Feet of Building Area, excluding covered153 sidewalks unless such areas are utilized for outdoor dining, display of merchandise, or other154 commercial activity. For Eating and Drinking Establishments, the entire building is counted155 including kitchens, bathrooms, etc.156 Gym/Fitness Center: An establishment that provides facilities and equipment for157 physical exercise, weightlifting, bodybuilding, and cardiovascular training.158 • Distinguishing Characteristic: This use is characterized by "open-floor" access, where159 patrons utilize equipment at their own pace rather than being restricted to a fixed, group-160 based class schedule.161 • Inclusions: This includes traditional gyms, 24-hour fitness clubs, and cross-training facilities162 that offer general membership access.163 • Exclusions: This does not include Instructional Services (scheduled group classes only) or164 Personal Care (one-on-one personal training by appointment).165 Industrial, Distribution/Logistics Center: This category shall mean a specialized166 warehouse facility that focuses on the efficient storage, management, and distribution of goods.167 It differs from Wholesale Commercial in that no customers ever visit. Wholesale Commercial168 34/62

January 9, 2026 Draft can be viewed as a store for professionals and Industrial Distribution/Logistics is a shipping hub169 for the region or larger.170 • Receiving Goods: Distribution centers receive shipments of goods from manufacturers or171 suppliers.172 • Storage: They store these goods in an organized and efficient manner, often utilizing various173 storage methods like racking, shelving, and palletizing.174 • Order Fulfillment:175 o They receive orders from retailers, wholesalers, or directly from customers.176 o They pick the required items from inventory.177 o They pack the items according to order specifications.178 • Shipping: They coordinate the shipment of goods to their final destinations using various179 transportation methods (trucks, trains, air, etc.).180 • This use does not include showrooms.181 Industrial flex space: a versatile light industrial used property where up to 33% of the182 gross floor area includes commercial uses, most commonly office, showroom, or retail space, all183 within a single building or unit. The key characteristic of flex space is its flexibility and184 adaptability.185 Industrial Light Assembly/Fabricating: This category refers to "Bench-Scale" industrial186 operations focused on the assembly or finishing of pre-manufactured components. Processes are187 primarily manual or utilize light-duty power tools at individual workstations.188 • Primary Examples: Electronics assembly, garment sewing/embroidery, medical device189 packaging, and furniture finishing.190 • Key Distinction: This use is distinguished from "Heavy Industrial" by the absence of raw191 material smelting, high-impact machinery, or significant external environmental impacts192 (noise/vibration/smoke). The end products are typically smaller in size and less intricate than193 those produced in heavy manufacturing.194 Light Assembly/Fabricating may include showrooms provided the showroom area does not195 exceed 25% of the leased space in any one building or location. A showroom is defined as an196 area for the display and sale of goods, products, or merchandise ancillary to the light197 assembly/fabrication onsite.198 Industrial, Manufacturing (General/Heavy): This category includes industrial199 operations primarily engaged in the mechanical, physical, or chemical transformation of200 materials, substances, or components into new products. These processes are typically large-201 scale and are distinguished from Light Assembly by their intensity, infrastructure needs, and202 external impacts.203 • Primary Characteristics:204 o Raw Material Processing: Involves the handling of bulk raw materials (metals, chemicals,205 wood, or stone) rather than pre-manufactured components.206 o Complex Tooling: Utilization of heavy-duty machinery, automated production lines,207 furnaces, large-scale presses, or specialized chemical processing equipment.208 o Infrastructure Intensive: Requires significant power, high-volume water/sewer capacity,209 or specialized ventilation/waste-handling systems.210 35/62

January 9, 2026 Draft o External Impacts: May produce noise, vibrations, odors, or heat that require specialized211 building design or significant setbacks from non-industrial uses.212 • Primary Examples: Metal foundry/fabrication, plastic injection molding, commercial food213 processing/canning, catering, chemical blending, and large-scale vehicle or machinery214 production.215 Industrial, Warehousing/Storage: any building or structure, or portion thereof, primarily216 used for the storage, distribution, or handling of goods, merchandise, or materials, including but217 not limited to:218 • Storage of goods for subsequent sale or distribution.219 • Warehousing of raw materials, finished products, or equipment.220 Warehousing/Storage may include showrooms provided the showroom area does not exceed221 25% of the leased space in any one building or location. A showroom is defined as an area for222 the display and sale of goods, products, or merchandise ancillary to the goods stored onsite.223 This definition excludes:224 • Retail sales establishments except as specified for showroom above.225 • Manufacturing facilities.226 • Repair or service facilities.227 Industrial, technical/creative: This category encompasses specialized facilities designed228 for technical, artistic, or scientific production rather than bulk storage or mass manufacturing.229 Activities are characterized by low-turnover, high-skill project teams and the use of specialized,230 often sensitive, equipment.231 • Primary Examples: Film/sound stages, materials testing labs, R&D "maker-spaces," and232 digital media hubs.233 • Key Distinction: Unlike standard warehouse use, this category involves higher interior build-234 out for climate control, acoustics, or laboratory standards, resulting in a higher employee-to-235 square-foot ratio.236 Industrial, Wholesale: See Commercial Wholesale237 Instructional Services: An establishment characterized by the provision of scheduled,238 group-based, or individual specialized training and education in specific skills, arts, or239 disciplines.240 • Standard Examples: This category includes, but is not limited to: fine art schools, martial arts241 studios (dojos), yoga and Pilates studios, dance academies, music schools, gymnastics242 centers, and dog training facilities.243 • Operational Characteristic: Unlike a "General Gym" or "Health Club" where patrons arrive244 and depart at random intervals (open-floor use), Instructional Services typically operate on a245 fixed class schedule, resulting in peak parking demand at the transition times between246 sessions.247 • Classification by Scale:248 o Small-Scale Instructional (< 2,000 GSF): Facilities under 2,000 gross square feet. These249 are considered lower-intensity and are calculated at the Personal Care parking rate.250 o Large-Scale Instructional (≥ 2,000 GSF): Facilities 2,000 gross square feet or larger. To251 prevent a "parking cliff," these are calculated using a Marginal (Tiered) Rate: the first252 36/62

January 9, 2026 Draft 2,000 GSF is parked at the Personal Care rate, and only the square footage exceeding253 2,000 GSF is parked at the Place of Assembly rate.254 o Dog Training Facilities. To qualify for the lower instructional service rate:255 Class Limits: Group instruction shall be limited to a maximum of 12 students (handlers)256 per session.257 Operations: Use must be primarily instructional. Facilities that include overnight258 boarding or unsupervised "daycare" must be calculated under the Animal Care/Boarding259 ratio.260 Exceeding Limits: Facilities designed for larger "show" events or competitions with261 spectators shall be calculated at the Place of Assembly rate.262 • Special Exclusions: Any instructional facility that serves alcohol, includes a lounge/bar area,263 or functions as a for-profit event venue (e.g., renting the hall for parties) shall be classified264 entirely as a Place of Assembly regardless of square footage.265 • Gym/Fitness Center Distinction: Facilities providing "open-floor" access to weightlifting or266 cardio equipment for general use (not exclusively tied to a scheduled class) shall be classified267 as a Gym/Fitness Center rate.268 Mixed-Use Building: A single building containing a vertical or horizontal integration of269 two or more use categories (e.g., Retail, Office, Restaurant/Eating/Drinking, and/or Residential).270 Office, General: Establishments in either stand-alone or multi-tenant buildings,271 providing professional, administrative, or technical services. For the purpose of calculating272 required parking, a building primarily used for General Office may include Medical Office suites273 without a change in the required parking ratio, provided that the total Medical Office use does274 not exceed 50% of the building’s total GSF.275 Offices, Medical: Establishments where the primary activity is the diagnosis or treatment276 of patients by licensed healthcare professionals, regardless of whether retail sales occur on-site.277 This includes, but is not limited to, offices for physicians, dentists, optometrists, and278 ophthalmologists; medical and diagnostic laboratories; ambulatory surgery centers; urgent care279 centers; and offices for physical, occupational, and speech therapists. any facility280 Pedestrian-Friendly Path: A sidewalk designed and maintained to allow all people of all281 abilities to travel safely and independently. Unless prohibited by existing right-of-way, this282 route shall have a minimum clear width that meets ECD, FDOT, or ADA standards (whichever283 is applicable), with the width free of any permanent or temporary obstructions (e.g., utility poles,284 signs, street furniture, landscaping, overhanging tree branches below 80 inches vertical285 clearance). Any path crossing arterials must be at a crosswalk with accessible pedestrian signals286 or flashing beacons. The entire path on the property shall be lighted consistent with best287 management practices as determined by the City’s engineer to ensure visibility during low-light288 conditions.289 Personal Care/Health and Beauty Services: Establishments providing non-medical,290 appointment-based services typically involving extended customer stays and direct interaction291 between a provider and a client.292 • Standard Examples: Barber shops, hair/nail salons, spas, massage therapy, tanning salons,293 tattoo parlors, and photography studios.294 37/62

January 9, 2026 Draft • Individual Enrichment: Tutoring, music lessons, individual personal fitness training, and life295 coaching.296 • Small-Scale: Instructional services (yoga, martial arts, dance, etc.) with a total GSF of less than297 2,000 square feet, provided they do not serve alcohol.298 Place of Assembly: A building or a defined portion of a building where groups of people299 gather for various purposes, typically involving a large number of individuals concentrating in300 one area simultaneously.301 • Standard Examples: Examples include, but are not limited to, religious institutions, funeral302 homes, civic and social organizations, event venues, and theaters.303 Playground Accessory to Commercial Use including Dog Park: An outdoor recreational304 amenity that serves as a secondary feature to a primary commercial use on the same parcel, such305 as an area designated for children’s play or dog exercise.306 Proximity to Transit: Proximity to transit shall mean that the building’s primary business307 or residential entrance is within 0.25 mile of a transit stop, both the near side and far side of the308 road, except on a one-way street pair. For properties situated on one-way street, proximity to309 one transit stop within the 0.25-mile radius is acceptable, contingent upon the presence of a310 parallel transit stop serving the opposing direction. The distance must be measured along a311 Pedestrian-Friendly Path.312 Restaurant/Bar and Eating and Drinking Establishments: Any establishment where the313 primary business is the sale of food or beverages for on-site or off-site consumption. This314 category specifically includes, but is not limited to: full-service restaurants, fast-food315 establishments, bars, taverns, lounges, coffee shops, cafes, juice bars, and craft bakeries with on-316 site seating.317 Shopping Center: A planned and