Outline of What the Comprehensive Plan Requires and Provides for in
the Mahan Gateway Node Land Use Category
The Mahan Corridor Gateway Node Land Use Category (“MCGN”) applies
only within the Mahan Drive Corridor Study area (see reference map).
The MCGN, and implementing regulations, are intended to:
Protect existing residential preservation neighborhoods;
Create an attractive gateway into
Preserve the scenic and residential character of a majority of the
corridor through the appropriate mix and location of land uses;
Provide for commercial developments within designated nodes along
the corridor, but prohibit strip commercial development;
Maximize and promote efficient use of infrastructure;
Create transit-ready nodes along the corridor;
Provide convenience to residents of the corridor and those located
nearby by providing neighborhood-serving retail, service, and office
businesses within walking distance; and
Reduce how far residents of the corridor and those located nearby
must drive and to increase the ability to get to their destination
by walking, riding a bike, or taking a bus.
Allowable Land Uses, Density and Intensity
The MCGN allows:
· Low to medium density residential development, from 4-16 dwelling
units per acre; the specific zoning districts that will implement
the MCGN will each set their own allowable density ranges within
this overall range.
A variety of residential use types ranging from detached
single-family houses to multi-family residential structures; the
specific zoning districts that will implement the MCGN will each set
their own allowable types of residential structures within this
Non-residential uses up to an intensity of 12,000 gross square feet
per acre. The zoning district(s) that will allow non-residential
uses and mixed use will include other limitations on development
Free-standing non-residential uses, and mixed-use developments;
e.g., a combination of commercial/office uses and residential uses.
Community facilities related to residential uses; e.g., religious
facilities, libraries, police/fire stations, elementary and middle
schools and public community facilities needed to support
development in the corridor.
Development rights to be transferred from properties dedicated to
Leon County, for public community facilities.
The MCGN specifies:
That mixed-use development must include a residential component.
That the highest allowable intensity for non-residential uses be
limited to those included in mixed-use development.
That implementing regulations must specify the appropriate
percentage range of residential use within a mixed use development.
Implementation Through Zoning Districts
The MCGN will be implemented through zoning districts.
The MCGN will include at least one mixed-use zoning district
allowing for medium density residential uses, non-residential uses,
and combinations of these uses.
The mixed-use zoning district(s) shall:
Be located only: 1) in the area and properties designated as
Residential Corridor Node (Future Land Use Map Amendment
2005-2-M-015) east of Highland Drive and on the south side of Mahan
Drive; and 2) in the core area of each designated node, immediately
surrounding the intersections of Mahan Drive and the following
streets: Dempsey Mayo Road, Edenfield Road, Highland Drive and
Have frontage on
Drive and be limited in its extent along
and depth, from Mahan Drive.
Establish limits for the location of non-residential structures
Dempsey Mayo Road,
Edenfield Road, Highland Drive and Thornton Road.
Limit the allowable locations for mixed-use zoning district(s) so
that properties not designated Residential Corridor Node, as
January 30, 2009, can not be redesignated or rezoned to allow
the mixed-use zoning district(s) to abut areas designated
Residential Preservation on the Future Land Use Map. [Provides an
exception for with community facility uses abutting the Residential
Specify criteria for access management, including, if necessary,
the development of an access management plan.
To the extent feasible, practical and safe, limit access to
Drive, Dempsey Mayo Road, Edenfield Road, Highland Drive and
Thornton Road, to one access driveway per node quadrant.
Allow alternative temporary access until the desired
interconnectivity for each node quadrant is achieved.
Provide incentives, including allowing the maximum development
density (16 dwelling units per acre) and intensity (12,000 gross
square feet per acre), to encourage the assembly of property and
multiple-property master planning.
The MCGN will include at least one residential zoning district.
The residential zoning district(s) shall:
Develop primarily with residential uses.
Function as a transition area between the higher intensity/density
uses allowed in the mixed-use zoning district(s) and the surrounding
Residential Preservation areas.
Provide for community facilities and other neighborhood-related
Other Implementing Land Development Regulations
The land development regulations shall include the following
Residential density ranges to ensure compatibility with existing
residential developments and other gateway development criteria.
Standards addressing design elements, which may include but are not
limited to: roofs, building scale, exterior building materials,
building setbacks and height, fenestration/window glazing,
buffering, landscaping, solid waste disposal, parking, lighting,
transit oriented development, and signs.