South Dunedin Character Overlay District
Published on October 01, 2023
As a result of a public engagement effort during the Dunedin 2017 Vision Update and Citizen Survey of 2019, there was a concern over the potential loss of the historical character from the redevelopment. Based on these results, City Commission tasked staff to establish strategic goals for the preservation of neighborhood character and to address scale and massing for properties located south of the downtown.
On April 13, 2021, the City utilized consulting firm Kimley-Horn and Associates to make a presentation to the City Commission to discuss the creation of an overlay. After hearing the presentation, the City Commission agreed to move forward with the development of the neighborhood character overlay district.
What is a character overlay?
- It's a tool and performance measure to create area-specific regulations for a distinct geographic region. Imagine a standard zoning map illustrating the different colors of the various zoning districts. Now, think of a clear sheet laid on top of that zoning map. Essentially, that overlay would be the additional layer of regulation that is placed over an existing zoning district. An overlay encourages development compatible with maintaining architecturally unique and historical characteristics of the area.
- An overlay does not affect the existing base zoning and does not change density or entitlements.
What is the intention of the South Dunedin Character Overlay District?
The South Dunedin Character Overlay District would address building form and elevation in a manner consistent with the scale of the area. It is designed to preserve the architectural fabric and encourage investment in the preservation of neighborhoods.
We hope that the potential adoption of the overlay district will give the City an opportunity to attract new construction and redevelopment and further enhance the City's lure and charm to residents and visitors alike. We will continue to work with our residents to blend the accommodation of growth and find innovative design-oriented approaches in order to address future development patterns.
To learn more about the South Dunedin Character Overlay District Project or future public meetings, please visit the links below:
Character Overlay Follow-Up
City staff have responded to many questions and concerns raised at the February 15th Public Meeting on the proposed Character Overlay District for south Downtown Dunedin.
Thank you to everyone who attended the February 15th Public Meeting on the proposed Character Overlay District for south Downtown Dunedin. City staff has provided additional follow-up information responding to several questions from the public input session.
Code Compliance
It was noted that the City has only One-Code Compliance Officer. There are actually three Code Compliance positions in the City with two of those positions currently vacant. The City anticipates filling those vacancies very soon.
Floodplain
The City Consultant indicated that height measurement for properties located in floodplains typically begins at the Base Flood Elevation (BFE) plus 2-feet. The City of Dunedin measures height at the BFE plus 1-foot.
Architectural Review Committee (ARC)
References were made to the City Architectural Review Committee (ARC). This committee meets monthly and is integral to the Design Review process. The Committee reviews all development projects that involve more than 5 residential units and/or 6,000 square feet of non-residential space. All meetings are open to the public and the public is encouraged to attend.
255 Albert Street Property
References were made to the property located at 255 Albert Street. The previous home was demolished and a permit was issued for the home, currently under construction, on January 4, 2021. The permit was issued prior to implementation of the Zoning in Progress (ZIP) doctrine and was not subject to the ZIP limitations. The site is located in a Multi-Family Zoning category (MF-15), which permits a maximum height of 27’ for single-family use and 50’ for multi-family use. At the time of permit, the flood elevation level was 13’ (including 1’ freeboard). This has since been revised by FEMA to 10’.
The ARC, as described above, does not have the purview to review single-family development and did not review 255 Albert Street.
Form-Based Medium (FX-M) Zoning
The overlay is still in draft form and removing FX-M zoning from the final map is being considered. The form-based nature of this zoning category intends (to drive for the compatibility) that the overlay is projected to also achieve. In addition, the FX-M Zoning was widely considered as integral to the Douglas Corridor overlay study. The link for that study is found at: https://www.dunedingov.com/home/showpublisheddocument/195/636378820509630000
Zoning In Progress (ZIP) Doctrine
The ZIP was implemented prior to the overlay effort in order to preserve the existing south side character until the overlay was developed and approved. The ZIP was originally implemented in May 6, 2021 for a period not to exceed 240 days (8 months). The ZIP was extended in December 2021 for an additional 120 days (4 months). The ZIP permits construction activity pursuant to certain requirements as found at the link below.
https://www.dunedingov.com/city-departments/community-development/building-division/permitting/zoning-in-progress-zip-doctrine
Any proposed project that meets the standards of the ZIP, including but not limited to repairs (reroofs), additions, and accessory dwelling units, are permissible and continue to be processed by the City. There are currently 4-homes on hold as a result of the ZIP. Construction activity permitted prior to May 6 of 2021 is not subject to the ZIP. The ZIP is currently set to expire at the end of April or upon Commission adoption of the overlay (whichever shall come first).
Craftsman Style Architecture
A citizen comment suggested that a Craftsman Style home could not be built once the overlay is in effect. This is false and, in fact, the number of styles permitted would be increased to include the Mid-Century Ranch style. The five (5) current styles would also be available including Craftsman, Coastal Vernacular, Mediterranean Revival, French Creole and Anglo-Caribbean.
For additional questions contact Community Development Director George Kinney at gkinney@dunedinfl.net