Downtown Code Development Process, Applications and Fees
All applications and supplemental information is to be submitted to the Planning Front Counter (Counter J in the Development Services Center) at 800 2nd Avenue South. The Planning Front Counter is also reachable for questions and electronic submittals at [email protected] or 615-862-7190. Before filing an application, please review the steps below for the development process within the Downtown Code zoning district and review the Downtown Code subdistrict standards and general standards.
- Please consider scheduling a pre-application meeting with Planning Staff during early design phases. Staff may schedule a pre-application meeting with a potential applicant a week after receiving materials to be reviewed.
- If the project is seeking to develop under existing entitlements, determine if your site is in a MDHA Redevelopment District using this map. If so, contact MDHA’s Development Office, 615-252-3750 to begin the process. If the project is not within a MDHA Redevelopment District, a Concept Plan application and review from the Downtown Code Design Review Committee is required. If any major or minor modifications are requested, an application should be filed (see below) at the same time as the Concept Plan application. If the project is seeking to file a modification for overall height, please contact Design Studio staff, this application (see below) should also be filed at the same time as the concept plan after a Determination Letter is issued.
- After the Concept Plan is approved by the Downtown Code Design Review Committee or final approval is given from MDHA, the project must file a Final Site Plan application. Staff shall review to ensure compliance with the Downtown Code and consistency with the Concept Plan.
- After the Final Site Plan is approved by Planning Staff and a building permit application has been submitted to the Codes Administration Department, a Downtown Code Building Permit Application shall also be submitted with the same documents submitted to Codes Administration for approval. Staff shall review for consistency with the Final Site Plan and shall ensure all conditions of approval (e.g. right-of-way-dedication or Bonus Height Certification) are fulfilled prior to approval of building permits.
Concept Plan Review: No charge
The filing deadline for Concept Plans shall be the first Thursday of each month at noon and projects shall be considered at the Downtown Code Design Review Committee meeting on the first Thursday of the following month. Please contact MDHA for projects within MDHA Redevelopment Districts.
Major or Minor Modification: Minor - $5,900, Major - $6,550
Major Modifications are deviations of over 20% and to standards without numbers, whereas minor modifications are deviations under 20% or modifications explicitly noted in the Downtown Code as minor, see Page 14 of the Downtown Code for more details.
Overall Height Modification: Tier 1 - $20,000, Tier 2 - $40,000
Property owners can request additional height beyond what the Downtown Code or Bonus Height Program offer. The Downtown Code Design Review Committee or MDHA Design Review Committee makes a recommendation to the Planning Commission, which may grant additional height for exceptional design like unique architecture, great streetscape, and context with nearby properties.
Tier 1 Overall Height Modifications are those where the request consists of total floors up to 130% of the bonus height maximum allowed by the Bonus Height Program for the property. Tier 2 Overall Height Modifications are those where the request consists of total floors over 130% of the bonus height maximum allowed by the Bonus Height Program for the property. The Tiers can be expressed mathematically as: bonus height maximum x 1.3 = threshold between Tier 1 and Tier 2. For example, a property in Gulch South may be entitled to 10 stories with a bonus height maximum height of 16 stories total. 16 stories x 1.3 = 20.8 stories, meaning a 20-story request would be Tier 1 and a 21-story request would be Tier 2.
2024 Schedule for Downtown Code Height Modifications
Final Site Plan Review: $2,000
All exterior changes such as new buildings or expansions, open spaces, and parking lots shall require a Downtown Code Final Site Plan. Interior work does not require a DTC Final Site Plan Review.
Bonus Height Certification: $450
Developers can apply for bonus height by offering features that go above and beyond the code, like public and/or underground parking, pervious surfaces, or LEED certification. Property owners can transfer bonus height from one site to another single site in Downtown one time. The receiving site cannot exceed the Bonus Height Maximum in the Downtown Code. Potential Downtown Code Bonus Height for Transfer
DTC Building Permit Review: $1,250
A DTC Building Permit Application shall be submitted with the same plans submitted to Codes Administration for approval. Staff shall review for consistency with the Final Site Plan and shall ensure all conditions of approval (e.g. right-of-way-dedication or Bonus Height Certification) are fulfilled prior to approval of building permits.
Zoning Letter: $500
Contact the Planning Department Front Counter 615-862-7190 to request a letter certifying Downtown Code zoning.