Dunedin planners review Module 1 rewrite of land development code; presenters emphasize clearer rules, corridor mixed‑use approach

Consultants gave the Dunedin Local Planning Agency an overview of Module 1 of a citywide Land Development Code rewrite, emphasizing reorganization to make zoning rules easier to use and to align zoning districts with the comprehensive plan.

The presentation by Steve Sizemore of Kindly Keys Collaborative outlined a multi‑part effort to modernize the code: consolidate scattered district lists into a single zoning‑district table, pull related standards into one place, introduce frontage types and build‑to lines, simplify supplemental height rules, and create a corridor mixed‑use zone to harmonize character along a long commercial corridor. "We're generally about 60% done, in terms of the substance of the code," Sizemore said.

Why it matters: planners said the changes aim to make permit review more predictable for staff and applicants and to ensure future infill and redevelopment fit neighborhood contexts. The corridor mixed‑use proposal would merge categories such as shopping center, commercial parkway and general office into a single commercial mixed‑use approach in parts of the corridor; nonconforming existing uses would retain rights under the new framework.

Key provisions and clarifications

- Zoning tables and uses: The draft pulls all zoning districts into one table and restructures the use table so similar uses are grouped and treated consistently. That approach also reduces duplication and shortens the parking table. Sizemore said the code will include cross‑referenced standards for conditional uses so applicants can find requirements in one place.

- Form‑ and design‑based items: The update proposes moving frontage types and form‑based standards into clearer, centralized sections and adding build‑to lines so minimum setbacks are paired with maximums in certain zones. The consultant described new graphics and measurement figures to show how to measure height, setbacks and frontage metrics.

- Corridor mixed‑use and parcels: For a major corridor with mixed commercial parcels, the team proposes a corridor mixed‑use zone to create a consistent public character and facilitate upper‑story housing where appropriate; the consultant said existing buildings that would not meet new standards would remain nonconforming.

- Height transitions and overlays: The team plans to incorporate provisions such as the South Dunedin overlay and daylight‑plane transitions into the infill/redevelopment toolbox to better manage transitions between taller and shorter building types.

Questions from LPA members focused on details the draft did not yet include: Members pressed for the actual draft language for articles and for visual graphics that show height transitions, build‑to lines and parcel examples. Staff and the consultant replied that no numeric setbacks or height limits are being changed in this draft and that the materials are an overview, not a final adoption package. "Currently, we're not changing any setbacks or any height restrictions," a city representative said.

Next steps: presenters said the drafting work will continue over the next few months and the team expects to return with additional modules and visuals, with later public review drafts planned in the spring and formal hearings to follow.