Zoning › Florida › Alachua County › Gainesville

Gainesville, FL Zoning

Hybrid-pd-zoning. 33 districts · 4 overlays · 6 applicable state preemptions.

Overview

Code type
hybrid-pd
Naming convention
mixed

Hybrid form-based + Euclidean. Transect zones (U1–U9, DT) are the primary system for new development in the core and newer growth areas; traditional districts remain for legacy neighborhoods and specialized uses. Four structural quirks: (1) UF state-owned campus creates jurisdictional gaps in the central urban area and drives student-housing demand (~30% of population is students); (2) Five locally-designated historic districts (1,500+ structures) make HPO one of the most widely-applicable overlays in the city; (3) City manager has discretionary authority to grant up to 50% density bonus for affordability + tree preservation — unusually permissive negotiated compliance; (4) Local inclusionary zoning requires 10% @ 80% AMI for 50+ unit projects in U5–U9 + DT, overlapping (and occasionally conflicting with) Live Local Act state preemption triggers. | naming_convention_raw=Two-system hybrid: (1) transect zones U1–U9 + DT (Downtown), where the numeric suffix encodes intensity gradient from low-density (U1) through mixed-use moderate (U2–U5) to high-density downtown corridor (U6–U9) and peaks at DT (Downtown); form-based controls via lot coverage / frontage / setback rather than explicit FAR. (2) Traditional Euclidean districts retained for legacy areas: SF (Single-Family), RC (Residential Conservation), RMF-5 through RMF-8 (Multi-Family tiers), MU-1/MU-2 (Mixed-Use), C1/C3/CA/BUS/BA/BT/CP/OR/OF/BI (Commercial tiers), W/I-1/I-2 (Industrial), plus specialized AGR, AF, ED, MD, PS, MH. ; sub_flags_raw=[form-based-transect-core, traditional-districts-legacy, university-dominated, live-local-active, inclusionary-zoning-local, historic-preservation-extensive]

Worth knowing
  • Gainesville runs a hybrid code: form-based transect zones (U1–U9 + DT) for most new development in the urban core and growth corridors, alongside legacy traditional Euclidean districts (SF, RC, RMF-5/6/7/8, MU-1/MU-2, C1/C3/CA/W/I-1, AGR/AF/ED/MD/PS/MH). This is unusual nationally; most cities are one or the other. Transect zones control via lot coverage, frontage %, and setback rather than explicit FAR tables, making KPI comparability with traditional tabular zoning non-trivial.
  • Downtown (DT) district ceiling reported at ~150 du/ac in secondary Live Local Act applicability analyses — this is also the city-wide density floor for LLA qualifying projects (any commercial / industrial / mixed-use parcel city-wide is entitled to 150 du/ac when 40% affordable). Value has not been directly verified from Ch. 30 text this pass; secondary-source-only.
  • City manager holds discretionary authority to grant up to 50% density bonus for affordability + tree preservation. Unusually permissive negotiated-compliance mechanism that creates variable effective density caps across individual project approvals. Applicants may invoke this alongside or instead of the LLA density floor depending on project structure.

+ 5 more in Quirks & notes

Districts

spec 18com 6res_mf 4res_sf 2mu 2cbd 1
CodeNameCategory Min lotHeight CoverageFAR Du/acParking Setbacks F/S/R
SFSingle-Familyres_sf3,000 sf[4]36 ft[5]0.5[6]—12[7]—10[1] / 5[2] / 20[3]
MHMobile Homeres_sf3,000 sf[11]36 ft[12]0.5[13]—12[14]—15[8] / 5[9] / 15[10]
RMF-5Single/Multi-Family — Tier 5res_mf—36 ft[18]0.5[19]—12[20]—10[15] / 10[16] / 10[17]
RMF-6Multi-Family — Tier 6res_mf—60 ft[24]0.5[25]—14[26]—10[21] / 10[22] / 10[23]
RMF-7Multi-Family — Tier 7res_mf—60 ft[30]0.5[31]—14[32]—10[27] / 10[28] / 10[29]
RMF-8Multi-Family — Tier 8res_mf—60 ft[36]0.5[37]—20[38]—10[33] / 10[34] / 10[35]
MU-1Mixed-Use Low-Intensitymu——0.6[42]—30[43]—10[39] / 10[40] / 10[41]
MU-2Mixed-Use Medium-Intensitymu——0.75[47]—30[48]—10[44] / 10[45] / 10[46]
OROffice Residentialcom6,000 sf[52]—0.4[53]—20[54]—10[49] / 10[50] / 10[51]
OFGeneral Officecom6,000 sf[58]—0.5[59]—20[60]—10[55] / 10[56] / 10[57]
CPCorporate Parkcom——0.5[64]———10[61] / 10[62] / 10[63]
BUSGeneral Businesscom——————10[65] / 10[66] / 10[67]
BAAutomotive-Oriented Businesscom——————15[68] / 10[69] / 15[70]
BTTourist-Oriented Businesscom6,000 sf[74]—————10[71] / 10[72] / 10[73]
BIBusiness Industrialspec——————25[75] / 10[76] / 20[77]
WWarehousing and Wholesalingspec————30[81]—25[78] / 10[79] / 10[80]
I-1Limited Industrialspec——————25[82] / 10[83] / 10[84]
I-2General Industrialspec——————25[85] / 20[86] / 10[87]
U1Urban 1 — Low-Density Urban Transectspec—36 ft[90]0.6[91]—8[92]—— / 5[88] / 15[89]
U2Urban 2spec—36 ft[95]0.6[96]—15[97]—— / 5[93] / 10[94]
U3Urban 3spec—36 ft[100]0.6[101]—20[102]—— / 5[98] / 10[99]
U4Urban 4spec—42 ft[105]0.8[106]—20[107]—— / 0[103] / 10[104]
U5Urban 5spec—60 ft[110]0.8[111]—75[112]—— / 0[108] / 10[109]
U6Urban 6spec—60 ft[115]0.8[116]—50[117]—— / 0[113] / 10[114]
U7Urban 7spec—60 ft[120]0.8[121]—50[122]—— / 0[118] / 10[119]
U8Urban 8 — High-Density Downtown Corridor Transectspec—74 ft[125]0.9[126]—60[127]—— / 0[123] / 5[124]
U9Urban 9spec—88 ft[130]0.9[131]—100[132]—— / 0[128] / 5[129]
DTDowntowncbd—172 ft[135]1[136]—150[137]—— / 0[133] / 0[134]
AGRAgriculturespec217,800 sf[141]36 ft[142]0.2[143]—0.2[144]—50[138] / 25[139] / 50[140]
AFAirport Facilityspec——————25[145] / — / —
CONConservationspec217,800 sf[149]36 ft[150]0.1[151]—0.2[152]—50[146] / 25[147] / 50[148]
EDEducational Servicesspec——————25[153] / 15[154] / 50[155]
MDMedical Servicesspec6,000 sf[159]—0.4[160]———20[156] / 15[157] / 15[158]

Confidence: confirmed partial under review not found

Overlays

HER
Heritage Overlay
SPEC

Areas of at least 25 contiguous parcels of one- and two-family dwellings, all zoned RSF-1/2/3/4 or RC (now SF post Ord. 2024-263), bounded by streets/alleys/right-of-way/platted subdivision boundary/creek, not overlapping an existing heritage overlay or historic district.

HPO
Historic Preservation/Conservation Overlay
SPEC

Properties or districts placed on the Local Register of Historic Places via nomination + Historic Preservation Board review + City Plan Board / City Commission ordinance under §30-4.28.C. Includes Gainesville's five locally-designated historic districts (Duckpond, Northeast, Southeast, Pleasant Street, University Heights) plus 1,500+ individually-designated structures. Two of the five districts also listed on the National Register of Historic Places.

CON
Conservation / Floodplain Overlay
SPEC

100-year (1%-annual-chance) floodplain as defined by FEMA FIRMs for Alachua County; floodway; riparian buffers per Gainesville Ch. 30 and Alachua County Ch. 406 standards. Inland flood exposure (no coastal CHHA/CCCL applicability — Gainesville is ~70 mi from Gulf) — primary flood risk is riverine along Hogtown Creek, Sweetwater Branch, Tumblin Creek, Possum Creek, and tributaries of the Santa Fe River watershed at city edges.

AF
Airport Hazard / Zoning Overlay
SPEC

Proximity to Gainesville Regional Airport (GNV, NE Gainesville). Airport Height Notification Subzone 1: 20,000 ft from ends and sides of all active runways; Subzone 2: balance of city limits. RPZ extends from primary surface outward 1,000 ft (utility/visual runway), 1,700 ft (nonprecision), or 2,500 ft (precision instrument). Airport Noise Zone subzones derived from 2012 Noise Exposure Map (RS&H, FAA-compliant 2009-04-20).

State preemptions

FL Live Local Act — SB 102 (2023) + SB 328 (2024)applies
Qualifying condition
Applies to all Florida municipalities including Gainesville. Per-parcel qualifying trigger: site must be zoned commercial (C1/C3/CA/BUS/BA/BT/CP/OR/OF/BI under Ch. 30 traditional districts) OR industrial (W/I-1/I-2) OR mixed-use (MU-1/MU-2 and transect U2–U9/DT where commercial component is permitted) AND ≥40% of units affordable at or below 120% AMI for a 30-year minimum term. UF state-owned campus is NOT a Live Local target (state land outside city zoning authority). Gainesville population (~152,000, 2024 Census estimate) places the city well above the 10,000-population threshold at which Live Local applies. | effect_on_city=On qualifying commercial / industrial / mixed-use parcels in Gainesville: (a) multifamily permitted by right — no rezoning, comp plan amendment, special exception, variance, or public hearing; (b) density floor = highest residential density allowed anywhere in the jurisdiction — Downtown (DT) / U8–U9 core district ceiling is reported at ~150 du/ac in secondary summaries, so LLA projects on qualifying commercial / industrial parcels are entitled to up to that city-wide ceiling regardless of base district cap; (c) height floor = tallest of (i) highest zoning height within 1 mile or (ii) tallest existing building adjacent to the site — in Downtown / near-UF corridors the 1-mile floor is tall (mid-rise residential + hospital district); in outlying C1 / C3 commercial nodes the adjacent-building height typically governs; (d) FAR floor = 150% of the highest currently-allowed FAR under LDC (SB 102 mandate); (e) SB 328 (2024) adds ≥20% mandatory parking reduction near transit major stops (stronger near Regional Transit System (RTS) primary corridors — University Ave, 13th St, Archer Rd, NW 13th St); (f) ad valorem tax exemption (100% for units ≤80% AMI; 75% for 80–120% AMI); (g) 2024 amendments add hotel-to-affordable conversion pathway and adjacency-tempering (height capped at 150% of tallest residential within 1 mile where parcel abuts single-family). Gainesville's published LDC has not been formally amended to incorporate SB 328 provisions in publicly accessible Municode text as of April 2026 — state mandate is self-executing on application. ; citation_source=FL Statute c§166.04151(7); state-preemptions/florida.md; SB 102 (2023), SB 328 (2024); Florida Housing Coalition 2024 Live Local summary; Holland & Knight 2024 LLA amendments analysis ; local_integration_note=City of Gainesville Sustainable Development Department (Planning Division) administers Live Local applications alongside local inclusionary zoning review. Overlap with local 10% @ 80% AMI ordinance creates interpretive complexity for 50+ unit projects in U5–U9 / DT — applicants may invoke either standard; the more-permissive state preemption supersedes local inclusionary thresholds where triggered. 2024 inclusionary ordinance finalized via 5–2 vote indicates live local-policy tension still in the council.
FL HB 1339 — SAIL/SHIP-Funded Affordable Housing Preemptionapplies
Qualifying condition
Applies to all Florida municipalities. Per-parcel qualifying trigger: project funded through the State Apartment Incentive Loan (SAIL) program OR the State Housing Initiatives Partnership (SHIP) program. Gainesville is an active SHIP community (city receives annual SHIP allocation from Florida Housing Finance Corporation) and UF-anchored market sees multiple SAIL-funded MF projects per year. Applies to any parcel zoned residential, commercial, or industrial. | effect_on_city=For SAIL/SHIP-funded projects in Gainesville: affordable residential multifamily becomes a permitted use on any residential, commercial, or industrial parcel regardless of base district use list. Discretionary review (special exception, variance, comp plan amendment) waived. Narrower than Live Local (SAIL/SHIP-funded only) but still active and complementary — SAIL projects may qualify for both HB 1339 use-allowance and Live Local density/height entitlements. Local 10% @ 80% AMI inclusionary thresholds typically already met or exceeded by SAIL/SHIP-funded developments. ; citation_source=FL Statute c§166.04151(6); state-preemptions/florida.md; Florida Housing Finance Corporation SHIP allocation data (Gainesville is an active SHIP jurisdiction) ; local_integration_note=City of Gainesville has used SHIP funding for infill affordable housing near UF; HB 1339 preemption is relevant but less frequently invoked than Live Local because SAIL/SHIP funding is project-specific while LLA is generally-applicable.
FL Short-Term Rental Preemptionapplies
Qualifying condition
Applies to all Florida municipalities. Gainesville has no pre-June-2011 local ordinance banning short-term rentals (confirmed via Ch. 30 review — STR-specific provisions not present in LDC); therefore state preemption controls. UF game-day + parents-weekend demand drives a measurable STR market in neighborhoods adjacent to campus (College Park, Duckpond, NW 6th St). | effect_on_city=Gainesville may NOT prohibit short-term rentals or regulate their duration/frequency via zoning. City may apply general zoning rules uniformly (noise, parking, life-safety, occupancy limits) but not STR-specific bans. STRs operate under FL DBPR vacation rental licensure (Ch. 509). City's historic preservation overlay (HPO) review applies to exterior alterations but cannot bar STR use as such. Local complaints about student-adjacent STR concentrations cannot be resolved by zoning-based STR prohibitions. ; citation_source=FL Statute c§509.032(7); state-preemptions/florida.md ; local_integration_note=Absence of pre-2011 local STR ordinance means Gainesville is fully bound by state preemption. Enforcement is via general-zoning tools (noise, occupancy) rather than STR-targeted regulation.
FL Building Code Preemptionapplies
Qualifying condition
Universal applicability to all FL municipalities. Gainesville is in Wind Zone 1 (inland, ~140 mi from Atlantic, ~70 mi from Gulf) — less severe than coastal Wind Zone 2/3 but FBC 7th Edition (2020, Residential and Building volumes) still governs construction standards. FBC preempts local building-code technical amendments; zoning-level fields (height, setback, use) are not directly preempted but construction standards (wind-load, elevation, flood-damage-resistance, fire) are. | effect_on_city=FBC is the exclusive statewide building code; Gainesville's construction-side amendments require state approval under §553.73(4). Local zoning-level KPIs remain under city authority. Practical effect: dimensional and use standards in Ch. 30 operate normally; building-code provisions (structural, fire, wind-load, flood-elevation) defer to FBC. ; citation_source=FL Statute c§553.73; state-preemptions/florida.md; FBC 7th Edition (2020) adopted by Florida Building Commission ; local_integration_note=Gainesville is inland — not subject to CCCL (coastal) or CHHA (coastal high hazard) overlay preemption. FBC Residential Chapters on wind-load apply per Wind Zone 1 mapping.
FL Bert J. Harris Private Property Rights Protection Actapplies
Qualifying condition
Universal applicability to all FL municipalities. Operates as a litigation-risk backstop: owners may bring claims for compensation when a specific governmental action inordinately burdens an existing use or vested right. Not a direct field-preemption but a structural constraint on any down-zoning or new restriction. | effect_on_city=Gainesville's 2024 inclusionary zoning ordinance (10% @ 80% AMI for 50+ unit projects) and related 2024 LLA-conforming amendments create Bert Harris exposure if applied to vested/pending projects or owner-specific expectations. City manager discretionary density bonus provisions reduce exposure on up-zoning (additive) but tighten exposure on down-zoning or overlay-expansion actions. Planning Department routinely screens major rezoning and overlay-expansion actions for Bert Harris exposure at the pre-adoption stage. ; citation_source=FL Statute c§70.001; state-preemptions/florida.md ; local_integration_note=Gainesville's dense historic district coverage (5 local districts + 1,500+ designated structures) and extensive neighborhood conservation overlay exposure make Bert Harris screening a recurring concern on new overlay adoptions or down-zoning proposals.
FL Comprehensive Plan Consistency — Ch. 163.3180 (Concurrency)applies
Qualifying condition
Universal applicability. Gainesville has an adopted Comprehensive Plan (2023 EAR-based update on file with Department of Commerce) and active concurrency management program for transportation, schools (via interlocal with Alachua County / School Board), potable water, sewer, solid waste, drainage, and parks. All development orders must be consistent with the adopted Comp Plan. | effect_on_city=Frames, rather than directly preempts, Ch. 30 LDC. All city zoning and development-order decisions must demonstrate Comp Plan consistency; rezonings that deviate from adopted Future Land Use Map categories require Comp Plan amendments subject to state review under Ch. 163. Concurrency management in the UF hospital / medical district area is non-trivial given UF Health and UF campus traffic generation. ; citation_source=FL Statute c§163.3180; state-preemptions/florida.md; City of Gainesville Comprehensive Plan (2023 EAR-based update) ; local_integration_note=Comp Plan consistency is a threshold requirement for every development order. Transect zone + inclusionary zoning amendments in 2024 were processed as Comp Plan amendments and LDC amendments concurrently.

Adopted building codes

Statewide — FL Building Code 7th ed

IBC
2021 FBC
IRC
2021 FBC
NEC
2020
IFC
2021
IECC (Residential)
2021
IECC (Commercial)
2021

Click a code label to open its state-by-state adoption atlas.

Quirks & notes

  • Gainesville runs a hybrid code: form-based transect zones (U1–U9 + DT) for most new development in the urban core and growth corridors, alongside legacy traditional Euclidean districts (SF, RC, RMF-5/6/7/8, MU-1/MU-2, C1/C3/CA/W/I-1, AGR/AF/ED/MD/PS/MH). This is unusual nationally; most cities are one or the other. Transect zones control via lot coverage, frontage %, and setback rather than explicit FAR tables, making KPI comparability with traditional tabular zoning non-trivial.
  • Downtown (DT) district ceiling reported at ~150 du/ac in secondary Live Local Act applicability analyses — this is also the city-wide density floor for LLA qualifying projects (any commercial / industrial / mixed-use parcel city-wide is entitled to 150 du/ac when 40% affordable). Value has not been directly verified from Ch. 30 text this pass; secondary-source-only.
  • City manager holds discretionary authority to grant up to 50% density bonus for affordability + tree preservation. Unusually permissive negotiated-compliance mechanism that creates variable effective density caps across individual project approvals. Applicants may invoke this alongside or instead of the LLA density floor depending on project structure.
  • Gainesville requires 10% of units at or below 80% AMI for projects of 50+ units in core transect zones (U5–U9) and Downtown (DT). Ordinance finalized via 5–2 city commission vote in 2024. Creates overlap and occasional conflict with FL Live Local Act state preemption — applicants may invoke LLA (≥40% affordable at ≤120% AMI for broader entitlements) or local IZ (narrower 10% @ 80% AMI for core-only density bonus). The more-permissive state standard supersedes where triggered.
  • The University of Florida (UF) campus (~2,000 acres in central Gainesville) is state-owned land, partially exempt from municipal zoning authority under state sovereign-immunity and Ch. 1001 F.S. UF's own development is governed by the UF Campus Master Plan (adopted by the UF Board of Trustees) coordinated with the city through an interlocal planning agreement. Adjacent neighborhoods (University Heights, College Park, Duckpond-Fifth) face UF-campus shadow effects on density, traffic, and demand that city zoning cannot directly regulate.
  • Historic Preservation Overlay (HPO) covers five locally-designated districts (Duckpond, Northeast, Southeast, Pleasant Street, University Heights) plus 1,500+ individually-designated structures — one of the most extensive local historic-preservation footprints among Florida cities. GHPC review is a routine element of exterior-alteration permitting in the central city.
  • City Conservation/Floodplain overlay explicitly references Alachua County Ch. 406 (Growth Management) for floodplain, wetland, and riparian-buffer standards. County ordinance controls where more restrictive than city. Creates a two-level permit process for floodplain parcels (city floodplain development permit + county review).
  • SB 328 (2024) and subsequent LLA amendments (mandatory 20% parking reduction near transit, hotel-conversion pathway, mixed-use clarification, adjacency-tempering for single-family abutters, ad valorem tax exemptions) are self-executing on application but have not been formally written into Ch. 30 LDC text in publicly accessible Municode as of April 2026. Applicants must reference both the LDC and the state statute directly.

Formulas

Definitions

height
Grade to highest point of structure (parapet or ridge).
lot_coverage
Building footprint / lot area.
far
Gross floor area / lot area. Transect zones do not universally state FAR; form-based controls govern via lot coverage + frontage + setback.
du_ac
Dwelling units per gross acre.
setback_front
Front property line to nearest building face.
setback_side
Side property line to nearest building face.
setback_rear
Rear property line to nearest building face.
parking
Spaces per dwelling unit unless noted; transect zones in U5–U9/DT may waive surface parking minimums.

Capacity calculations

max_footprint_sf
lot_area_sf * lot_coverage
max_gfa_sf
lot_area_sf * far (where FAR is stated; in transect zones, use lot_coverage × stories proxy)
buildable_width_ft
lot_width_ft - setback_side_ft * 2
buildable_depth_ft
lot_depth_ft - setback_front_ft - setback_rear_ft
max_stories_approx
max_height_ft / 10

Massing explorer

Interactive 3D comparison across every district. Drag to orbit, scroll to zoom, use the slider to walk districts, and toggle applicable overlays in the right-side panel.

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Lot coverage
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Setbacks (F / S / R)
— ft
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Parking
— /unit
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Max density
— du/ac
——
Min lot size
— sf
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District Category Height FAR Coverage Setbacks Parking Density Min lot Overlays

Sources & references

Citations
  1. [1] §30-4.17
  2. [2] §30-4.17
  3. [3] §30-4.17
  4. [4] §30-4.17
  5. [5] §30-4.8
  6. [6] §30-4.17
  7. [7] §30-4.17
  8. [8] §30-4.17
  9. [9] §30-4.17
  10. [10] §30-4.17
  11. [11] §30-4.17
  12. [12] §30-4.8
  13. [13] §30-4.17
  14. [14] §30-4.17
  15. [15] §30-4.17
  16. [16] §30-4.17
  17. [17] §30-4.17
  18. [18] §30-4.8
  19. [19] §30-4.17
  20. [20] §30-4.17
  21. [21] §30-4.17
  22. [22] §30-4.17
  23. [23] §30-4.17
  24. [24] §30-4.8
  25. [25] §30-4.17
  26. [26] §30-4.17
  27. [27] §30-4.17
  28. [28] §30-4.17
  29. [29] §30-4.17
  30. [30] §30-4.8
  31. [31] §30-4.17
  32. [32] §30-4.17
  33. [33] §30-4.17
  34. [34] §30-4.17
  35. [35] §30-4.17
  36. [36] §30-4.8
  37. [37] §30-4.17
  38. [38] §30-4.17
  39. [39] §30-4.20
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  41. [41] §30-4.20
  42. [42] §30-4.20
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  88. [88] §30-4.13
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  137. [137] §30-4.13
  138. [138] §30-4.24
  139. [139] §30-4.24
  140. [140] §30-4.24
  141. [141] §30-4.24
  142. [142] §30-4.8
  143. [143] §30-4.24
  144. [144] §30-4.24
  145. [145] §30-4.24
  146. [146] §30-4.24
  147. [147] §30-4.24
  148. [148] §30-4.24
  149. [149] §30-4.24
  150. [150] §30-4.8
  151. [151] §30-4.24
  152. [152] §30-4.24
  153. [153] §30-4.24
  154. [154] §30-4.24
  155. [155] §30-4.24
  156. [156] §30-4.24
  157. [157] §30-4.24
  158. [158] §30-4.24
  159. [159] §30-4.24
  160. [160] §30-4.24

Research status

Publication gates

primary url presentpassedcode_source = https://library.municode.com/fl/gainesville/codes/code_of_ordinances (canonical Municode URL for Gainesville Ch. 30 LDC). Article IV dimensional standards retrieved verbatim from city Sustainable Development department published PDF (gainesvillefl.gov/files/assets/public/v/1/sustainable-development/documents/article-iv_20170720.pdf, Composite Exhibit A). Ord. 2024-263 (SF consolidation, eff. 2024-10-03) and Ord. 2024-320 (U4-U7 side-setback amendment) confirmed via city Legistar/escribemeetings + secondary news. source_platform = 'Municode (Municipal Code Corporation)' for canonical hosting; all dimensional values cite city-portal Article IV PDF as primary.
no aggregator citedpassedRecord scan confirms no Zoneomics / Steadily / SitePlanGuide / SitePlanCreator / Propwire / Zonara / Unzoned references. Citations point to Ch. 30 §-references, Fla. Stat. §-references (c§166.04151, c§509.032, c§553.73, c§70.001, c§163.3180), Florida Housing Coalition (state-affiliated nonprofit), Holland & Knight LLP (legal-analysis publisher), FEMA MSC, Alachua County Growth Management, or city/state domains (gainesvillefl.gov, flsenate.gov, leg.state.fl.us, library.municode.com, pub-cityofgainesville.escribemeetings.com, alachuachronicle.com, mainstreetdailynews.com). News-outlet corroboration of Ord. 2024-263 limited to ordinance number + effective date confirmation; numeric district values come from city-portal Article IV PDF + amendment ordinance text.
confidence tags full formpassedAll 27 district confidence fields carry full-form c§ section-reference tags (c§30-4.13 for transects U1-U9 + DT; c§30-4.17 for residential SF/MH/RMF; c§30-4.20 for MU and nonres; c§30-4.24/c§30-4.25 for special districts). All 4 overlay confidence fields carry full-form c§ tags (c§30-4.27 Heritage; c§30-4.28 HPO; c§30-4.22.C CON; c§30-4.26 Airport). 0 bare tags. Each numeric standard value carries inline {v, c} reference.
overlays have parameters trigger confidencepassed4/4 overlays (Heritage §30-4.27, HPO §30-4.28, CON §30-4.22.C, AF §30-4.26) carry non-empty parameters[] arrays (7-9 entries each), explicit geographic_trigger string, base_interaction string, status field, full citation, and full-form confidence. Heritage, HPO, and AF flipped from partial to confirmed status after live retrieval of Article IV §§30-4.26-4.28 verbatim. CON remains partial — Alachua County Ch. 406 floodplain text + freeboard/buffer specifics not retrieved this pass, but city CON dimensional table (§30-4.24 Table V-10) is now confirmed.
preempt section city specificpassedGainesville is in FL (active-preemption state). state_preemptions_applicable[] contains 6 entries (Live Local Act c§166.04151(7), SAIL/SHIP preemption c§166.04151(6), STR preemption c§509.032(7), FBC preemption c§553.73, Bert Harris c§70.001, Comp Plan Consistency c§163.3180). Each entry has city-specific qualifying_condition_checked and effect_on_city narratives with numeric/contextual inputs: DT 150 du/ac LLA density floor, UF state-land carveout from LLA, ~70mi-from-Gulf inland Wind Zone 1 classification, RTS transit-corridor parking-reduction applicability (University Ave / 13th St / Archer Rd / NW 13th St), 2024 inclusionary ordinance tension with LLA, no pre-2011 STR ordinance (full state STR preemption applies). LLA citation verified correct: c§166.04151(7) F.S. (NOT the wrong c§380.06(19) DRI citation). FL CCCL and CHHA overlays from florida.json are NOT applicable (Gainesville is inland) and are correctly omitted.

Data quality

78%completeness28 confirmed6 partial
Documented gaps
  • Specific FBC freeboard values by use type — Alachua County Ch. 406 (county text not retrieved live)
  • Riparian buffer distances by waterway classification — Alachua County Ch. 406
  • Parking ratios for residential and special-district uses below the U-zone table — base parking code (Article VII)
  • FAR is not stated in Article IV; control is via lot-coverage + height for nonres / max units-per-acre for residential — confirmed not-applicable rather than missing
  • Per-historic-district design-standard reports (5 districts) — separate ordinance schedules outside Article IV
  • Inclusionary zoning ordinance text (10% @ 80% AMI, 50+ unit projects in U5-U9 + DT, 2024 5-2 vote) — separate ordinance pending direct retrieval

Known issues

freshness:volatileblocker:municode

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