Commission Agenda Item

MEETING DATE:  8/14/2017

SUBJECT:  Ordinance 17-10, Second Reading: Site-Specific Amendment to the Official Zoning Atlas - A request by Kathy Hattaway, AICP, of Poulos & Bennett, Inc., applicant and agent for M3 Alachua LLC, property owner, for consideration of a Site-Specific Amendment to the Official Zoning Atlas (Rezoning) to amend the Official Zoning Atlas from Residential Multiple Family – 8 (RMF-8) to Planned Development – Residential (PD-R) on a ±35.82 acre subject property. Consisting of Tax Parcels 03042-050-006, 03042-050-007, 03042-052-002, 03042-052-003, 03042-052-004, 03042-052-005, and 03042-052-006 (Quasi-Judicial Hearing)

RECOMMENDED ACTION:

Based upon the competent substantial evidence presented at the hearing, the presentation before the Commission, and Staff’s recommendation:

(1) Approve the Planned Development Agreement for the Alachua West PD-R Project and authorize the Mayor the sign the Agreement;

(2) Adopt Ordinance 17-10 on second and final reading; and,

(3) Authorize Staff to record the Planned Development Agreement for the Alachua West PD-R Project in the Public Records of Alachua County.

Summary

The proposed Site Specific Amendment to the City of Alachua Official Zoning Atlas (Rezoning) is a request by Kathy Hattaway, AICP, of Poulos & Bennett, Inc., applicant and agent for M3 Alachua LLC, property owner, for the consideration of the rezoning of the subject property from Residential Multiple Family – 8 (“RMF-8”) to Planned Development – Residential (“PD-R”).

The subject property is comprised of Tax Parcel Numbers 03042-050-006, 03042-050-007, 03042-052-002, 03042-052-003, 03042-052-004, 03042-052-005, and 03042-052-006, and is approximately 35.82 acres in size. The subject property is located west of NW 173^rd Street (also known as County Road 235A), approximately 1,000 feet south of the intersection of NW US Highway 441 and NW 173^rd Street. The subject property is currently undeveloped, except for one dilapidated barn on site.

The property owner concurrently submitted a Large Scale Comprehensive Plan Amendment (LSCPA) application which amended the Future Land Use Map (FLUM) Designation of the subject property from Medium Density Residential to Moderate Density Residential (the LSCPA application was approved by the adoption of Ordinance 17-08 at the July 24, 2017 City Commission meeting).

The proposed PD-R zoning district would permit a maximum of 143 single-family residential units on the subject property, which is consistent with the maximum density of the Moderate Density Residential FLUM Designation.

Development of the subject property would place residential areas primarily in the central, western, and northern portions of the site, with common area, open space, and stormwater management facilities located in the central/southeastern portion of the site. Access to the proposed development would be provided by a single ingress/egress connection to NW 173^rd Street in the central portion of the site. An additional emergency ingress/egress connection to NW 173^rd Street would be provided in the southern portion of the site. The proposed development would provide for a future connection to vacant lands to the west of the subject property.

The proposed development would consist of three (3) phases: Phase 1 (50 units); Phase 2 (53 units); and Phase 3 (40 units). Phase 1 would include associated infrastructure, stormwater management facilities for the entire project, open space, and recreation uses, and would be required to commence construction within one (1) year of the approval of Construction Plans. Phase 2 would be required to commence construction within three (3) years of the approval of Construction Plans, and Phase 3 would be required to commence construction within five (5) years of the approval of Construction Plans.

The purpose of the PD-R zoning district is described by Section 3.6.1(B)(1) of the LDRs as follows:

The purpose of the Planned Development-Residential (PD-R) District is to provide a mix of residential uses using innovative and creative design elements, while at the same time providing an efficient use of open space.  Commercial uses may be allowed in the PD-R District primarily to serve the needs of the residents in the development.

While Section 3.6.1(B)(1) permits commercial uses within the PD-R zoning district, the Alachua West PD-R does NOT propose any commercial uses. Such areas must be shown on the PD Master Plan for a PD-R, and no such areas are shown/proposed on the PD Master Plan for the Alachua West PD-R. 

On June 13, 2017, the Planning & Zoning Board (PZB) held a public hearing on the proposed Rezoning. Minutes of the June 13, 2017, PZB Meeting are included within the materials attached to this item. Following the close of the public hearing, the PZB voted 4-0 to transmit the proposed Planned Development to the City Commission with a recommendation to approve the application, subject to the 26 conditions provided in Exhibit “A” of the June 13, 2017, Staff Report to the Planning & Zoning Board. These conditions are incorporated into Ordinance 17-10.

The City Commission held the first reading and public hearing of Ordinance 17-10 on July 25, 2017, and voted 5-0 to approve Ordinance 17-10 on first reading.

Section 3.6.3(A)(7) of the City's Land Development Regulations requires that, concurrent with the approval of the adopting ordinance for a PD zoning district and the PD Master Plan, a PD Agreement be established for the project. The PD Agreement for the Alachua West PD-R Project has been executed by the applicant and is attached to the materials for this item.