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STATEMENT OF ISSUE
This item provides information on the proposed 2023 Cycle amendments to the Tallahassee-Leon County Comprehensive Plan. The purpose of the Joint Workshop is to provide County and City Commissioners an opportunity to review the amendments and request any additional information. Information requested at the workshop will be provided in the materials for the subsequent public hearings. The 2023 Cycle includes one joint text amendment and six small- scale map amendments inside City limits. The joint text amendment will require two joint public hearings, scheduled for April 11 and June 13. Small-scale map amendments require only one public hearing. These amendments are inside City limits and therefore are scheduled for a March 22 public hearing at City Commission chambers.
FISCAL IMPACT
This item has no fiscal impact.
RECOMMENDED ACTIONS
Option 1: Conduct the Joint Workshop on the 2023 Cycle Comprehensive Plan Amendments.
EXECUTIVE SUMMARY
2023 Comprehensive Plan Amendment Cycle Workshop
The purpose of the Joint Workshop for the 2023 Cycle Comprehensive Plan Amendments is to review and consider the proposed amendments and request any additional information to be included as part of the public hearings. The Tallahassee-Leon County Comprehensive Plan (Comprehensive Plan) is a joint document adopted by both the City of Tallahassee and Leon County. The Comprehensive Plan includes Goals, Objectives, and Policies intended to guide economic, social, physical, environmental, and fiscal development of the community over the next 20 to 30 years. It is a dynamic document that can be amended on an annual basis.
The Comprehensive Plan currently provides a vision for growth in the County and City to the year 2030, with that planning horizon being updated as part of the updates to the Land Use and Mobility Elements of the Comprehensive Plan. The Comprehensive Plan includes a number of strategies intended to focus growth in areas with infrastructure that can support development balanced with strategies for protecting and preserving our environmental, rural, and historic resources. The goals, objectives, and policies contained in the Comprehensive Plan set the parameters for the City of Tallahassee and Leon County Land Development Codes (LDCs), which must be consistent with the adopted Comprehensive Plan.
The Comprehensive Plan and LDCs direct how land development occurs in the community. The land development process includes several phases including the initial idea or development concept, consistency with the comprehensive plan, consistency with zoning and land development code, the application of land development regulations through the development of a site plan and the site plan review process and permitting and construction consistent with code and an approved site plan.
The land development process sometimes results in requests to amend the Comprehensive Plan or apply a different zoning to a property. Map amendments to the Comprehensive Plan change the Land Use designation. These amendments must be consistent with the other goals, objectives, and policies in the Comprehensive Plan. Rezonings must also be consistent with the Comprehensive Plan and the LDCs. Ultimately, the land use and zoning set the parameters for the allowed uses on the property. Site plans must be consistent with the land use and zoning of the property. Development in turn must be consistent with an approved site plan. Attachment#11 provides a review of the overall land development process.
The annual Comprehensive Plan amendment cycle format, with a second cycle utilized some years when necessary, has been used by the County and City to amend the Comprehensive Plan since its adoption in 1990. This approach is consistent with Policy 1.8.1 of the Intergovernmental Coordination Element which states, “To promote the efficient use of City and County resources, one Comprehensive Plan amendment cycle will be initiated annually. The Board of County Commissioners or City Commission may approve the initiation of additional Comprehensive Plan amendments outside of the annual cycle.” This annual Comprehensive Plan Amendment Cycle approach is intended to make it easier for citizens to monitor and participate in the public review process, and provides for efficient use of staff, outreach, and advertising resources. Included in this workshop item are staff reports and public comments received for all 2023 cycle proposed amendments through February 20, 2023.
The 2023 Cycle includes seven proposed amendments; all of which were filed to the Planning Department by the September 23, 2022 deadline or publicly initiated in accordance with the Local Planning Agency bylaws and Intergovernmental Coordination Element of the Comprehensive Plan.
One amendment is considered a text amendment and addresses the text of goals, objectives, and policies and/or figures, tables, and maps that are not in the Future Land Use Map. This text amendment is described in more detail in this item:
Six of the amendments are proposed to amend the Future Land Use Map (FLUM) in the Land Use Element. These six amendments to the Future Land Use Map (map amendments), are located within City limits and are considered small-scale amendments, meaning they are 50 acres or less in size. As described in more detail in this item, these six small-scale map amendments include:
Text amendments require two public hearings and approval by both the Leon County Board of County Commissioners and the Tallahassee City Commission. The first is a transmittal public hearing, scheduled for April 11, 2023, wherein both Commissions vote to transmit the proposed amendment to the State land planning agency and review agencies. The second is an adoption public hearing, scheduled for June 13, 2023, wherein both Commissions vote to adopt or deny the proposed amendment.
Per Policy 1.8.1 of the Intergovernmental Coordination Element of the adopted Comprehensive Plan, amendments to the Future Land Use Map require the approval of Tallahassee City Commission if the property is located entirely within City limits, and approval of the Leon County Board of County Commissioners if the property is located entirely within unincorporated Leon County. Large-scale map amendments are greater than 50 acres in size and require two public hearings. Small-scale map amendments are 50 acres or less in size and require only one public hearing. As stated previously, the 2023 Cycle includes six small-scale map amendments inside city limits. The public hearing these proposed amendments is scheduled for March 22, 2023 at City Commission chambers and shall include the City Commission only.
The overall schedule for the 2023 Comprehensive Plan Amendment Cycle is as follows:
Full 2023 Cycle Amendment Schedule:
Application Cycle April 2022 – September 23, 2022
Public Open House December 8, 2022
Local Planning Agency Workshop January 10, 2023
Additional Public Open House for TMA2023001 January 26, 2023
Local Planning Agency Public Hearing February 7, 2023
Joint City-County Workshop March 7, 2023
City Commission Adoption Public Hearing for March 22, 2023
Small-Scale Map Amendments
First Joint City-County Transmittal Public Hearing April 11, 2023
Second Joint City-County Adoption Public Hearing June 13, 2023
Public notification for the Comprehensive Plan amendment cycle includes direct mail notices to properties within 1000’ of a small-scale map amendment, signage posted at the subject sites, notices printed in the Tallahassee Democrat and Capital Outlook, email notices through the Planning department’s email subscription service, and the 2023 Amendment Cycle website. Notification requirements for large-scale map amendments in rural areas of unincorporated Leon County include mailed notifications to property owners within 1,500’ of the subject site with a minimum of 30 property owners being notified; however, there are no large-scale map amendments in the 2023 Cycle. Staff held a public open house on the amendments on December 8, 2022 with approximately 16 people in attendance. Staff provided an overview of the proposed amendments and informed the public on the different meetings related to the cycle, and how citizens can provide comments and remain engaged throughout the process. At the request of the Brandt Hills Neighborhood, an additional public open house was held on January 26, 2023 to answer questions on map amendment TMA 2023 001 – 1718 Mahan Drive.
The Local Planning Agency (LPA) Public Hearing was held on February 7, 2023. The LPA recommended approval of the text amendment and five of the six small-scale map amendments. The LPA recommended denial of one of the small-scale map amendments (TMA 2023 005). Several citizens attended to speak about the following proposed amendments:
In addition to the open house and public hearings, citizens can submit comments on proposed amendments through the website, by returning the public comment section of the mailed notices, via email, or via fax. The written comments received for TMA 2023 001–1718 Mahan Drive, TMA 2023 005–Lambert Heights and Merrivale Subdivisions, and TMA2023 007–Westwood Plaza are included as Attachments 3, 7, and 10. The remaining amendments proposed for this cycle have received no written comments.
The purpose of the Joint Workshop for the 2023 Cycle Comprehensive Plan amendments is to review and consider the proposed amendments and request any additional information to be brought back as part of the public hearings. The Joint Workshop format facilitates a conversation between the Board of County Commissioners and the City Commission on amendments to the joint Tallahassee-Leon County Comprehensive Plan.
SUPPLEMENTAL INFORMATION
The proposed 2023 Cycle Comprehensive Plan Amendments include:
The 2023 Cycle Comprehensive Plan amendments are as follows:
Joint Text Amendment:
Amendment: TTA 2023 009 – Southside Action Plan
Applicant: Tallahassee-Leon County Planning Department
Jurisdiction: Joint Leon County and City of Tallahassee
Staff: Mindy Mohrman
Synopsis: The City Commission adopted the Southside Action Plan at its meeting on January 18, 2023 and initiated the proposed Southside Action Plan text amendment into the 2023 Comprehensive Plan amendment cycle. The proposed amendment amends Goal 11 [L] Southern Strategy Area in the Land Use Element to rename it as the Southside Action Plan and updates the associated goals, objectives, and policies. Additional updates to the Vision Statement, Utilities element, Housing Element, and Capital Improvements Element to replace Southern Strategy Area with the adopted Southside Action Plan are included in this amendment.
This proposed amendment advances the County’s FY2022-FY2026 Strategic Initiative:
This particular Strategic Initiative aligns with the Board’s Governance Strategic Priority:
The proposed Comprehensive Plan amendment encourages the annexation of southside properties within the Urban Services Area into City limits, by supporting public and private investments and encouraging development, redevelopment, and rehabilitation, which often results in annexation.
Text Amendment: The Southside Action Plan originated with a Tallahassee-Leon County Comprehensive Plan policy adopted in 1998, called the “Southern Strategy Area,” or SSA. The policy was adopted by the City and County Commissions in response to the growing concerns about the unbalanced development happening throughout Tallahassee and Leon County. In 2021, the City and County Commissions revisited the SSA policies after more than 20 years since they were adopted into the Comprehensive Plan, and initiated the Southside Action Plan, or SAP. At the Joint Workshop on April 13, 2021, the County and City Commissions approved the Southside Action Plan approach.
After initiation of the SAP, renewed efforts were made to listen to the southside community about what they wanted to see in the area and what it might take to make it happen. Over a period of several months staff conducted extensive outreach to engage with southside residents, business owners, and other community stakeholders through community conversations, public meetings, neighborhood events, and the Southside Action Plan survey. Through this process community priorities were established and included in the proposed amendment to the Comprehensive Plan to update Goal 11 [L] of the Land Use Element to reflect the goals, objectives, and policies identified by the SAP.
Southside Action Plan Implementation
Following the adoption of the proposed text amendments to the Comprehensive Plan, the next steps are to implement projects that reflect the community priorities of beautification, investment, and engaged and activated citizens, and report back metrics related to these priorities at future Board and City Commission retreats. This framework for implementation includes Comprehensive Plan policy updates, strategic objectives and initiatives, and tracking of projects on the southside. The SAP prioritizes community-driven projects that are small-scale in nature and have immediate, tangible benefits to residents and other parties invested in the Southside. These are projects that are quick to implement and visible to community members. In addition, it is a priority of the SAP to continue public and private investments in long-term capital improvements and investments. With the adoption of the SAP, community-driven projects, as well as public investment and private investment activities will be supported and tracked. This includes public investments through the Blueprint Intergovernmental Agency, tracking of annexations of southside property in the unincorporated areas of the SAP boundary, and the expansion of water and sewer services.
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Community-Driven |
Public |
Private |
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Community Events Soul of Southside Festival Southside Tour of Homes Neighborhood Clean-ups Beautification Projects |
Water and Sewer Infrastructure Sidewalk Construction Additional Street Lighting Blueprint Projects Capital Improvements Fire Station 17 Development |
Infill on Vacant Lots Redevelopment Projects Rehabilitation of Homes Rehabilitation of Commercial Properties
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At its January 18, 2023 meeting, the City Commission adopted the SAP and initiated the proposed Southside Action Plan text amendment. This proposed amendment is needed to replace the former Southern Strategy Area with the adopted Southside Action Plan and provide consistency with this change throughout other elements.
The content of the proposed Goal, Objective, and Policies reads as follows:
A full strike through of all Objectives and Policies is provided in Appendix A of Attachment 1.
Goal 11: [L] – Southside Action Plan
A plan shall be developed and monitored to align with the community’s desire for a framework of action in the southern part of the Tallahassee urban area. To achieve this goal, the local governments shall develop a Southside Action Plan that complements long-term public and private investment with small-scale visible improvements that are relatable and community driven. This approach recognizes that the vision of Southside citizens is essential to guiding the development, redevelopment, and rehabilitation of the Southside; and that the community’s vision focuses on three main areas of improvement: Beautification, Investment, and Engaged and Activated Citizens.
Objective 11.1 [L] – Beautification
Beautify and enhance both public and private spaces across the Southside Action Plan area by improving maintenance and increasing investment.
Policy 11.1.1: [L]
Focus local government beautification efforts in shared public spaces by frequently maintaining and enhancing existing public areas. Support citizen and business investment on private property and shared spaces.
Objective 11.2 [L] – Investment
Direct collaborative efforts of both the public and private sectors towards an increase of homeownership, diverse development and redevelopment types, business variety, and infrastructure in the Southside Community.
Policy 11.2.1: [L]
Identify projects that initiate further investment opportunities in the Southside Community. Support partnerships across federal, state, city and county governments with non-profits and private organizations to identify resources for housing, homeownership, business, and infrastructure for the public.
Policy 11.2.2: [L]
Investment within the Southside Action Plan area shall not occur at the expense of the natural environment or water quality in a manner which is found to be inconsistent with local government initiatives, policies, rules or regulations.
Objective 11.3 [L] – Engaged and Activated Citizens
Foster community involvement and celebration of the Southside.
Policy 11.3.1: [L]
Encourage citizens, neighborhoods, and businesses in the Southside to be engaged and actively involved in community-led projects. Promote projects, empower residents, and connect efforts with resources.
Objective 11.4 [L] – Southside Action Plan Evaluation and Update; Relation to Other Goals Objectives & Policies
Monitor the implementation of the Southside Action Plan.
Policy 11.4.1: [L]
The Tallahassee-Leon County Planning Department will monitor project implementation of the Southside Action Plan by reporting annually on Objective 11.1, 11.2, and 11.3; in coordination with the Leon County and the City of Tallahassee strategic plans.
Consistency with Comprehensive Plan
The proposed text amendment was reviewed by staff and the Local Planning Agency (LPA) for consistency with the goals, objectives, and policies of the Tallahassee-Leon County Comprehensive Plan. The proposed amendment is consistent with the Comprehensive Plan.
Additional Goals, Objectives, and/or Policies for land uses and transportation in the southside may be proposed as part of the updates to the Land Use and Mobility Elements currently underway. Any future amendments must be consistent with the SAP goals, objectives, and policies and will be brought to the Board and City Commission for consideration and adoption.
Summary of TTA 2022 004:
City Small-Scale Map Amendments:
Amendment: TMA 2023 001 – 1718 Mahan Drive
Applicant: Darren Rajendranath
Jurisdiction: City of Tallahassee
Staff: Jacob Fortunas
Synopsis: The proposed amendment is a change to the Future Land Use Map designation from Residential Preservation to Urban Residential 2 on approximately 5.6 acres. The requested map amendment to Urban Residential 2 would allow a higher density of residential development than is allowed by the current Residential Preservation designation without allowing commercial development. Staff recommends expanding this amendment to an additional 3.99 acres to include the Brandt Place Townhomes to the immediate west of the subject site, as they exceed the allowable density of the current Residential Preservation land use category. This change will correct the existing non-conformity on these parcels. The proposed amendment does not include the adjacent Hill Top Academy located to the east of the subject site. If approved, this map amendment would change the allowable uses on a 9.59 acre area from low-density single-family residential uses to medium-density residential uses. This amendment would further the goal of promoting infill development, would help protect existing missing middle housing, would bring existing nonconforming uses into conformity, and would require development standards to promote compatibility with adjacent residential preservation areas. A rezoning application will be processed concurrently with this amendment. A zoning change from Residential Preservation 2 (RP-2) to Medium Density Residential District (MR) is requested to implement the proposed amendment to the FLUM and would allow residential densities up to a maximum of 16 units per acre. MR zoning in the Urban Residential 2 land use does not allow commercial development.
Based on staff analysis, the subject properties do not align with the intent of the existing Residential Preservation FLUM district. The subject properties front Mahan Drive, a principal arterial road, and the traffic is not predominantly local in nature. Additionally, the properties of the expansion area contain nonconforming densities allowed by the Residential Preservation land use category.
Small-Scale Map Amendment: The subject area is located at the intersection of Mahan Drive and Marys Drive. The subject area is within City limits and within the Urban Services Area. This Map Amendment is a request to change the FLUM designation from Residential Preservation to Urban Residential 2 on approximately 9.59 acres.
The Residential Preservation land use category functions to protect existing stable and viable residential areas from incompatible land use intensities and density intrusions. Residential Preservation areas are characterized by existing homogenous residential areas within the community which are predominantly accessible by local streets. The Residential Preservation FLUM allows for single-family houses, townhomes, and duplexes at a maximum density of six (6) units per acre.
The Urban Residential 2 land use category allows for residential uses up to a density of 20 units per acre (the proposed zoning of Medium Density Residential will further restrict this density to 16 units per acre). The intent of this district is to encourage a range of housing types, thereby promoting infill development, reducing urban sprawl, and maximizing the efficiency of readily available infrastructure such as utilities, transit, and sidewalks. Urban Residential 2 may serve as a transitional area between lower density residential areas and more intensive land uses and roadways.
Rezoning Application: A rezoning application is being processed concurrently with this amendment. A zoning change from Residential Preservation 2 (RP-2) to Medium Density Residential District (MR) has been requested to implement the proposed amendment to the Future Land Use Map. This zoning allows a minimum of 6 units per acre and a maximum of 16 units per acre. The MR zoning district is to be located in areas designated Urban Residential or Suburban, in close proximity to more intensive nonresidential uses in order to achieve densities consistent with urban development, use of public transit, and efficient use of public infrastructure. The rezoning would be quasi-judicial in nature; therefore, any ex parte communications shall be disclosed prior to the item being heard.
Consistency with Comprehensive Plan
The proposed amendment is consistent with the following goals, objectives, and policies of the Tallahassee-Leon County Comprehensive Plan:
Summary of TMA 2023 001:
Amendment: TMA 2023 003 – 5411 Capital Circle SW
Applicant: Sandco, Inc.
Jurisdiction: City of Tallahassee
Staff: Stephen Hodges
Synopsis: The proposed amendment is a change to the Future Land Use Map designation from Heavy Industrial to Suburban on approximately 3.23 acres. If approved, this map amendment would change the allowable uses from industrial uses to a variety of residential and nonresidential uses including commercial, retail, and office. A rezoning application will be processed concurrently with this amendment. A zoning change from Industrial (I) to General Commercial (C-2) is requested to implement the proposed amendment to the FLUM.
Based on staff analysis, the current Heavy Industrial land use designation is under-utilized in the area. Current land use and infrastructure patterns allowing medium- to high-density residential uses and commercial uses reflect a trend towards increasing residential and commercial development. The proposed amendment is consistent with surrounding uses and other recent land use changes.
Small-Scale Map Amendment: The subject area is located at the northwest corner of the intersection of Capital Circle SW and Woodville Highway. The subject area is within City limits and within the Urban Services Area. This Map Amendment is a request to change the FLUM designation from Heavy Industrial to Suburban on approximately 3.23 acres.
The Heavy Industrial land use category contains industrial uses which have or may have substantial off-site impacts. These areas have locational criteria more stringent than residential or commercial uses. Off-site impacts require extensive buffering and/or relative distance from other land uses. Ancillary commercial uses designed to serve adjacent workers may be permitted. Other commercial and residential land uses are prohibited due to the encroachment factor.
The Suburban land use category allows a mixture of office, commercial uses, and residential densities up to 20 units per acre. The Suburban land use category is intended to create an environment for economic investment or reinvestment through the mutually advantageous placement of employment and shopping opportunities with convenient access to low- to medium-density residential land uses.
Rezoning Application: A rezoning application is being processed concurrently with this amendment. A zoning change from Industrial (I) to General Commercial (C-2) has been requested to implement the proposed amendment to the Future Land Use Map. The C-2 zoning category is intended to be located in areas designated Suburban on the FLUM and applies to areas with direct access to major collectors or arterial roadways located within convenient traveling distance to neighborhoods, in order to provide goods and services that people use in close proximity to their homes. The rezoning would be quasi-judicial in nature; therefore, any ex parte communications shall be disclosed prior to the item being heard.
Consistency with Comprehensive Plan
The proposed amendment is consistent with the following goals, objectives, and policies of the Tallahassee-Leon County Comprehensive Plan:
The proposed amendment is also consistent with the goals of the adopted Southside Action Plan and proposed text amendment to goal 11: [L] Southern Strategy Area, which formally renames it as the Southside Action Plan.
Summary of TMA 2023 003:
Amendment: TMA 2023 004 – 3534 Thomasville Road
Applicant: Casey W. Meeks, CW Meeks Construction Inc.
Jurisdiction: City of Tallahassee
Staff: Stephen Hodges
Synopsis: The proposed amendment is a change to the Future Land Use Map designation from Lake Protection to High Intensity Urban Activity Center on approximately 1.7 acres. Lake Protection is intended to only apply to properties within the Lake Jackson Basin; however, the location of the proposed amendment is located outside of the Lake Jackson Basin. The amendment would change the allowable uses from low density residential uses to higher density residential and/or higher intensity non-residential uses supporting the redevelopment of the site. Staff recommends expanding this amendment to an additional 2-acre city-owned parcel immediately to the west of the subject area. If approved, this map amendment would change the allowable uses on a 3.7 acre developed area from low-density single-family residential uses to high-density residential, mixed use, and commercial uses. A rezoning application will be processed concurrently with this amendment. A zoning change from Lake Protection (LP) to High Intensity Urban Activity Center (AC) is requested to implement the proposed amendment to the FLUM.
Based on staff analysis, the subject site and expansion site are not located inside the Lake Jackson drainage basin. The intent of the Lake Protection FLUM category is to limit development inside the Lake Jackson drainage basin. The subject site is adjacent to the High Intensity Urban Activity Center land use FLUM category, is currently developed with a vacant building, has access to pedestrian and bike facilities and a major arterial road, and is adjacent to uses consistent with the AC designation.
Small-Scale Map Amendment: The subject area is located near the southwest corner of Thomasville Road and Maclay Road. The subject area is within City limits and within the Urban Services Area. This Map Amendment is a request to change the FLUM designation from Lake Protection to High Intensity Urban Activity Center. The Lake Protection land use category is intended to apply to properties within the Lake Jackson basin. The subject area is outside of the Lake Jackson basin. The subject parcel is developed with a former bank, currently vacant. The expansion area containing the city-owned parcel is a stormwater facility and will remain as it is currently developed.
The Lake Protection land use category is intended to ensure that development within the Lake Jackson basin occurs in a sustainable and environmentally sound manner with minimal impact to water quality. The bounds of this category are to be the Lake Jackson basin boundary adjusted to include contributing watersheds but excluding existing, more intensely developed areas south of Interstate 10 and areas outside the Urban Services Area.
The High Intensity Urban Activity Center land use category provides for community wide or regional commercial activities located in proximity to multifamily housing and office employment centers. It is intended to provide large-scale commercial activities to serve retail needs of large portions of the population and promotes efficiency of the transportation system by consolidating trips and discouraging unabated sprawl of commercial activities.
Rezoning Application: A rezoning application is being processed concurrently with this amendment. A zoning change from Lake Protection (LP) to High Intensity Urban Activity Center (AC) has been requested to implement the proposed amendment to the Future Land Use Map. The subject site and expansion area are not within the Lake Jackson basin and are adjacent to a large area zoned AC to the southwest which includes office employment centers, large-scale commercial activities, access to pedestrian and bike facilities, and access to a major arterial road and residential development. The rezoning would be quasi-judicial in nature; therefore, any ex parte communications shall be disclosed prior to the item being heard.
Consistency with Comprehensive Plan
The proposed amendment is consistent with the following goals, objectives, and policies of the Tallahassee-Leon County Comprehensive Plan:
Summary of TMA 2023 004:
Amendment: TMA 2023 005 – Lambert Heights and Merrivale Subdivisions
Applicant: Tallahassee-Leon County Local Planning Agency
Jurisdiction: City of Tallahassee
Staff: Sean Reiss
Synopsis: The proposed amendment is a change to the Future Land Use Map designation from Residential Preservation to University Transition on approximately 38.12 acres including the Lambert Heights and Merrivale Subdivisions. If approved, this map amendment would change the allowable uses from low-density single-family residential uses to multifamily residential uses and mixed-use projects. The requested amendment would increase allowable density from up to 6 dwelling units per acre to up to 50 dwelling units per acre. A rezoning application will be processed concurrently with this amendment. A zoning change from Residential Preservation 1 (RP-1) to University Transition (UT) is requested to implement the proposed amendment to the FLUM.
Based on staff analysis, the subject site no longer aligns with the intent of the Residential preservation FLUM district, and more closely resembles the description of the University Transition land use category and zoning district. The subject site is within the geographic boundary identified in the Comprehensive Plan as being appropriate for the University Transition Future Land Use and is predominantly surrounded by University Transition Future Land Use. The proposed amendment continues a trend in this area of former Residential Preservation areas transitioning to University Transition as homeownership rates decline and renters become the primary residents.
Small-Scale Map Amendment: The subject area is located near the intersection of West Pensacola Street and Stadium Drive. The subject area is within City limits and within the Urban Services Area. This Map Amendment is a request to change the FLUM designation from Residential Preservation to University Transition. The subject site is located within the geographic area identified as the area where the University Transition FLUM can be applied, described as lands located generally within the rectangle created by Florida State University main campus and Florida A & M University; Tallahassee Community college/Lively Technical Institute campuses and Innovation Park.
The Residential Preservation land use category functions to protect existing stable and viable residential areas from incompatible land use intensities and density intrusions. Residential Preservation areas are characterized by existing homogenous residential areas within the community which are predominantly accessible by local streets. The Residential Preservation FLUM allows for single-family houses, townhomes, and duplexes at a maximum density of six (6) units per acre.
The University Transition land use category is intended to be a compact land use category that provides higher density residential opportunities near the campuses, serving both to provide opportunities for student housing near the universities and to protect existing residential neighborhoods located away from the campuses from student housing encroachment. University Transition allows for a mix of uses, including smaller-scale retail and commercial uses, offices, and residential housing up to fifty units per acre.
Rezoning Application: A rezoning application is being processed concurrently with this amendment. A zoning change from Residential Preservation 1 (RP-1) to University Transition (UT) has been requested to implement the proposed amendment to the Future Land Use Map. The rezoning would be contingent upon the approval of the map amendment. The subject site is located in the complementary area for serving post-secondary educational institutions, allows student housing and compatible uses and is consistent with existing surrounding uses. The rezoning would be quasi-judicial in nature; therefore, any ex parte communications shall be disclosed prior to the item being heard.
Consistency with Comprehensive Plan
The proposed amendment is consistent with the following goals, objectives, and policies of the Tallahassee-Leon County Comprehensive Plan:
Summary of TMA 2023 005:
At the February 7, 2023 Local Planning Agency Public Hearing, the LPA heard from two citizens in attendance who opposed the Map Amendment and Rezoning. The citizens indicated that they are homeowners in the neighborhood and expressed the concern that changing the land use of the area to University Transition is premature. The LPA moved to recommend denial based on inconsistency with the existing land use, and based on testimony provided by speakers at the public hearing. Because the amendment was publicly initiated, the amendment can be considered at the adoption public hearing or can be withdrawn before the public hearing.
Amendment: TMA 2023 006 – Tharpe Street at Old Bainbridge Road
Applicant: RPJ Properties, LLC
Jurisdiction: City of Tallahassee
Staff: Anne Rokyta
Synopsis: The proposed amendment is a change to the Future Land Use Map designation from Government Operational to Suburban on two parcels totaling approximately 0.52 acres. If approved, this map amendment would remove privately-owned property from the Government Operational land use category and place it in the Suburban land use category, consistent with adjacent parcels. The Government Operational land use category is intended to apply to property owned or operated by local, state and federal government. A rezoning application will be processed concurrently with this amendment. A zoning change from Urban Pedestrian 1 (UP-1) to General Commercial (C-2) is requested to implement the proposed amendment to the FLUM. The zoning change will include the two parcels subject to the small-scale map amendment and two adjacent parcels, also owned by the applicant. The four parcels subject to the rezoning request total approximately 1.49 acres.
Based on staff analysis, the two parcels are privately owned and therefore the current Government Operational designation is inconsistent with the Comprehensive Plan. The Suburban designation is currently applied to properties adjacent and surrounding the subject parcels, so this change is consistent with surrounding uses.
Small-Scale Map Amendment: The subject area is located at southeast corner of the intersection of Tharpe Street and Old Bainbridge Road. The subject area is within City limits and within the Urban Services Area. This Map Amendment is a request to change the FLUM designation from Government Operational to Suburban. The property is privately owned. The applicant owns four parcels, two are currently designated Government Operational, and two are currently designated Suburban.
The Government Operational future land use category is intended for facilities that provide for the operation and provision of services on property owned or operated by local, state, and federal government. The Suburban future land use category allows a mixture of office, commercial uses, and residential densities up to 20 units per acre. The proposed zoning of General Commercial further restricts this density. The Suburban land use category is intended to create an environment for economic investment or reinvestment through the mutually advantageous placement of employment and shopping opportunities with convenient access to low- to medium-density residential land uses.
Rezoning Application: A rezoning application is being processed concurrently with this amendment. A zoning change from Urban Pedestrian 1 (UP-1) to General Commercial (C-2) is requested to implement the proposed amendment to the FLUM. The zoning change will include the two parcels subject to the small-scale map amendment and two adjacent parcels, also owned by the applicant. The C-2 district is intended primarily for commercial uses and allows residential uses above first floor commercial at intensities and densities similar to the existing zoning, and is consistent with zoning on adjacent properties to the south. Residential density is allowed at between eight (8) and 16 dwelling units per acre and required to be located above a first floor containing office or commercial uses. Maximum nonresidential intensity is allowed up to 20,000 square feet per acre, but buildings may not exceed 50,000 square feet. The rezoning would be quasi-judicial in nature; therefore, any ex parte communications shall be disclosed prior to the item being heard.
Consistency with Comprehensive Plan
The proposed amendment is consistent with the following goals, objectives, and policies of the Tallahassee-Leon County Comprehensive Plan:
Summary of TMA 2023 006:
Amendment: TMA 2023 007 – Westwood Plaza
Applicant: Tallahassee-Leon County Planning Department
Jurisdiction: City of Tallahassee
Staff: Oluwaseyi Akinrinde
Synopsis: The proposed amendment is a change to the Future Land Use Map designation from Government Operational to University Transition on approximately 0.54 acres. If approved, this map amendment would remove privately owned property from the Government Operational land use category and place it in the University Transition land use category, consistent with adjacent parcels. The parcel was formerly owned by the City of Tallahassee and is now in private ownership. The Governmental Operational land use category is intended for property owned or operated by local, state and federal government. A rezoning application will be processed concurrently with this amendment. A zoning change from Residential Preservation 1 (RP-1) to University Transition (UT) is requested to implement the proposed amendment to the FLUM.
Based on staff analysis the subject site no longer matches the description of the Government Operational FLUM category. Local, state, and federal governments do not own or operate the property. The property was formally owned by the City of Tallahassee and has been deeded to Student Housing Partners, LLC. Additionally, the subject site is surrounded by uses consistent with the University Transition land use category.
Small-Scale Map Amendment: The subject area is located on Ocala Road, north of West Pensacola Street and Crabapple Drive. The subject area is within City limits and within the Urban Services Area. This Map Amendment is a request to change the FLUM designation from Government Operational to Suburban. The property is privately owned and contains a stormwater facility. The subject site is located within the geographic area identified as the area where the University Transition FLUM can be applied, described as lands located generally within the rectangle created by Florida State University main campus and Florida A & M University; Tallahassee Community college/Lively Technical Institute campuses and Innovation Park. The proposed amendment will establish consistency with the surrounding future land use designation.
The Government Operational future land use category is intended for facilities that provide for the operation and provision of services on property owned or operated by local, state, and federal government.
The University Transition future land use category is intended to be a compact land use category that provides higher-density residential opportunities near the campuses, serving both to provide opportunities for student housing near the universities and to protect existing residential neighborhoods located away from the campuses from student housing encroachment. University Transition allows for a mix of uses, including smaller-scale retail and commercial uses, offices, and residential housing up to fifty units per acre.
The subject site is currently a stormwater facility serving adjacent development. If redevelopment of the site occurs, the new development will be required to account for the stormwater in a manner consistent with the City of Tallahassee Land Development Code.
Rezoning Application: A rezoning application is being processed concurrently with this amendment. A zoning change from Residential Preservation 1 (RP-1) to University Transition (UT) has been requested to implement the proposed amendment to the Future Land Use Map. This is consistent with surrounding land uses and zoning. The rezoning would be quasi-judicial in nature; therefore, any ex parte communications shall be disclosed prior to the item being heard.
Consistency with Comprehensive Plan
The proposed amendment is consistent with the following goals, objectives, and policies of the Tallahassee-Leon County Comprehensive Plan:
Summary of TMA 2023 007:
Next Steps
The City Commission will meet for the adoption public hearing on the 2023 Cycle Small-Scale Map Amendments on March 22, 2023 at the City Commission chambers. Adopted amendments will be submitted to the State land planning agency and review agencies and will become effective 31 days after the State land planning agency notifies the local government that the amendment package is complete.
The Board of County Commissioners and City Commission will meet for the first public hearing on the 2023 cycle text amendment on April 11, 2023. This first public hearing will be for the transmittal of the text amendment to the State land planning agency and review agencies. The adoption public hearing for the 2023 text amendment is scheduled for June 13, 2023.
OPTIONS
1. Conduct the Joint Workshop on the 2023 Cycle Comprehensive Plan Amendments.
2. Board/City Commission direction.
RECOMMENDED ACTIONS
Option #1
Attachments: