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The Downtown Overlay consists primarily of the urban core of the City of Tallahassee. This overlay district encompasses the Capitol, South Monroe, and Gaines Street, and is immediately adjacent to Florida A & M and Florida State Universities. The purpose of the Downtown Overlay is to:
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clearly demarcate Tallahassee's Downtown;
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provide additional incentives and design regulations to encourage high-quality urban development; and
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remove regulatory barriers so that densities already allowed within the area can be actualized.
Over the past three decades, many changes to the Land Development Regulations and Comprehensive Plan were made to try to revitalize Downtown. However, new regulatory structures were often overlaid onto the older regulations, creating a complex and confusing system for property owners.
In order to simplify and streamline the regulations governing Downtown, the following three changes have been initiated (see map of changes):
1) In 2009, the Planning Department submitted a Comprehensive Plan amendment (#PCT090215) to identify the boundaries of the Downtown Overlay. After a series of public hearings and review by the State, the Overlay became effective in January 2010. The adopted boundaries are reflected in purple on the detailed parcel map.
2) Within the Downtown Overlay are areas designated "Government Operational" and "Suburban" on the Comprehensive Plan Future Land Use Map. In many cases, these designations do not reflect what is actually built, and these land use categories do not support walkable, mixed use development. Comprehensive Plan Amendment PCT100202 was therefore submitted in October 2009 to re-designate these areas "Central Core" and "Central Urban" on the Future Land Use Map (see staff report). This amendment is currently in the review process and the public meetings are listed below. More information about the 2010-2 Comprehensive Plan Amendment cycle is available from the Tallahassee-Leon County Planning Department.
3) Within the Downtown Overlay, there are three different zoning districts which all essentially allow the same thing. Therefore, Ordinance #10-Z-12 has been proposed to rezone parcels with Downtown Institutional (DI), Target Retail/Office (RO), and Capitol Center Planning District (CCPD) zoning to one new zoning district, called Central Core. The uses would essentially be the same as they are now (see the proposed Central Core permitted uses), while elements of form - such as setbacks, sidewalk width, street trees, etc. - would be governed by a series of Downtown Overlay maps (provided at the right side of the screen).
(Note: the DI district currently allows only 50 units per acre, and the new Central Core will allow 150. However, since 2003, parcels with DI zoning have been able to build up to 150 units per acre through a special review process as long as they meet certain urban design criteria. These urban design criteria will now be required of all new development in Downtown, so effectively, the new Central Core district will not change the allowed density.)
Part of a Larger Effort
This effort to simplify the land development regulations Downtown is part of a larger effort called the Community Code (see the most current draft). The goal of the Community Code is to create easy-to-understand, pedestrian-oriented development standards for the entire 18 mi2 Multimodal District, of which the Downtown is a vital part. Once adopted, both the new Central Core District and the Community Code will be integrated into the City of Tallahassee Land Development Code. To see how the Downtown Boundary fits into the Multimodal District, click here.
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Additional Documents:
Detailed Parcel Map of Changes
MMTD and Downtown Overlay Map
Community Code Page
Downtown Overlay and Community Code Presentation
MMTD Summary
Community Code Summary
Draft Community Code (as of 3/16/10)
How Do These Projects Fit Together?
Proposed Downtown Overlay Map Series
Central
North & East
South
West
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Meeting Schedules
General
February 15, 2010
Public Workshop at Renaissance Building, 2nd Floor Conference Room
Monday, 6:00-7:30pm
February 22, 2010
Public Workshop at Renaissance Building, 2nd Floor Conference Room
Monday, 6:00-7:30pm
February 25, 2010
Planning Commission Retreat: Presentation and Open Discussion
Thursday, 11:00am-12:30pm
Rezoning Ordinance #10-Z-12 (Rezoning DI/RO/CCPD to Central Core)
New Date: August 3, 2010
Planning Commission Public Hearing
Renaissance Building, 2nd Floor Conference Room
435 N. Macomb Street
Tuesday, 6 PM
New Date: October 27, 2010
City Commission 1st Public Hearing
City Hall, 2nd Floor Commission Chambers
300 South Adams Street
Wednesday, 6PM
New Date: November 23, 2010
City Commission 2nd Public Hearing
City Hall, 2nd Floor Commission Chambers
300 South Adams Street
Wednesday, 6PM
Comprehensive Plan Amendment PCT100202
January 20, 2010
Public Information Workshop
Renaissance Center, 2nd Floor Conference Room
Wednesday, 6:00 PM
February 2, 2010
LPA Public Hearing
City Hall, 2nd Floor, Commission Chambers
300 South Adams Street
Tuesday 6:00 PM
March 3, 2010
Joint Board of County Commissioners/City Commission Public Hearing
County Courthouse, 5th Floor, Commission Chambers
Wednesday, 6:00 PM
March 17, 2010
City Commission Workshop
City Hall, 2nd Floor, Commission Chambers
Wednesday, 3:30 PM
March 23, 2010
County Workshop
County Courthouse, 5th Floor, Commission Chambers
Tuesday, 1:30 PM
April 13, 2010
Joint BCC/CC Workshop
County Courthouse, 5th Floor, Commission Chambers
Tuesday, 1:30 PM
May 6, 2010 May 25, 2010
Joint Board of County Commissioners/City Commission Transmittal Hearing
County Courthouse, 5th Floor, Commission Chambers
Thursday, 6:00 PM
August 24, 2010 October 12, 2010
Joint BCC/CC Adoption Hearing
County Courthouse, 5th Floor, Commission Chambers
Tuesday, 6:00 PM
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