Summary The proposed Site Specific Amendment to the City of Alachua Official Zoning Atlas (Rezoning) is a request by A.J. “Jay” Brown, Jr., P.E., of JBrown Professional Group, applicant and agent for Bentley Timber, LLC., property owner, for the consideration of the rezoning of the subject property from Planned Unit Development (“PUD”) and Agricultural (“A”) (Alachua County) to Planned Development – Residential (“PD-R”).
The subject property is comprised of Tax Parcel Numbers 03135-000-000, 03130-004-000, 03130-008-000, 03130-009-000, and 03130-007-001, and is approximately 50.5 acres in size. The subject property is located to the South of SR 235, north of College Heights, east of the intersection of CR 241 and SR 235, west of Hipp Way. The subject property is currently undeveloped.
The subject property presently has a Moderate Density Residential Future Land Use Map (FLUM) Designation on approximately 49.6 acres and a Rural/Agriculture (Alachua County) FLUM Designation on approximately .95 acres of the subject property. A companion small scale comprehensive plan amendment (SSCPA) would amend the FLUM for the portion of the subject property currently designated Rural/Agriculture (Alachua County) to Moderate Density Residential.
The Moderate Density Residential FLUM Designation would permit a density of 0 – 4 dwellings per acre (a maximum of 202 dwelling units for the subject property). The proposed PD-R zoning district would permit a maximum of 120 single-family detached residential units, 40 multiple family residential units, and 20,000 square feet of nonresidential uses on the subject property, which is consistent with the maximum density of the proposed FLUM Designation.
A portion of the subject property was previously rezoned (Ordinance 06-12) to Planned Unit Development (“PUD”) in March of 2006. Ordinance 06-12 permitted a maximum of 200 residential dwelling units.
Development of the subject property would place single family (residential detached) areas on a majority of the site, with common area, open space, and stormwater management facilities located primarily in seven areas. Five of these areas would be located at the perimeter of development site and two located in the interior. The nonresidential and multiple family uses would be clustered on the northwest portion of the site (Areas B-1 and C-9). Access to the proposed development would be provided at three locations. One ingress/egress would be provided from SR 235, which would serve Development Area B-1 only. One ingress/egress would be provided from NW 158th Avenue and one ingress/egress would be provided from Hipp Way. Only one ingress/egress from either NW 158th Avenue or Hipp Way would be required until 60 lots are approved by Final Plat. After 60 lots have been approved, the second access point to either NW 158th Avenue or Hipp Way would be required. The ingress/egress point to SR 235 would require a permit through the Florida Department of Transportation (FDOT). The ingress/egress point to Hipp Way would require a permit through Alachua County Department of Public Works.
The proposed development would be constructed in one or more phases. The Planned Development Ordinance and Agreement will be valid for 10 years after date of final approval of the PD Zoning ordinance.
The general purpose of the Planned Development zoning districts is described by Section 3.6.1(A) of the Land Development Regulations (LDRs) as follows:
The Planned Development (PD) districts are established for the purpose of encouraging innovative land planning and site design concepts that conform to community quality of life benchmarks and that achieve a high quality of development, environmental sensitivity, energy efficiency, and other City goals by:
(1) Increasing Flexibility
Reducing or diminishing the uniform design that results from the strict application of zoning and development standards that are designed primarily for individual lots;
(2) Greater Freedom to Provide Access, Open Space, and Amenities
Allowing greater freedom in selecting the means to provide access, open space, and design amenities;
(3) Greater Freedom to Provide Mix of Uses and Housing Types
Allowing greater freedom in providing a mix of land uses in the same development, including a mix of housing types, lot sizes, and densities;
(4) Providing Greater Opportunity for More Efficient Land Use Patterns
Providing for an efficient use of land resulting in smaller networks of utilities and streets and thereby lowering development and housing costs;
(5) Promoting Quality Design and Environmentally Sensitive Development Through Site Characteristics
Promoting quality design and environmentally sensitive development by allowing development to take advantage of special site characteristics, locations, and land uses; and
(6) Quality Design Through Density Increases
In specific instances, encouraging quality design and environmentally sensitive development by allowing increases in base densities or floor area ratios when such increases can be justified by superior design or the provision of additional amenities such as public open space.
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.
Nonresidential uses are permitted under the proposed PD –Zoning Ordinance. The permitted nonresidential uses include: daycares, religious institutions, restaurants without drive-through, community buildings/clubhouse, professional offices, neighborhood recreation centers, and commercial recreation, indoor. The nonresidential uses are limited to 20,000 square feet for the entire subject property.
At the May 14, 2019 Planning and Zoning Board hearing, the Board voted 3-0 in favor of transmitting the proposed rezoning application to the City Commission with a recommendation to approve, subject to the 25 conditions provided in Exhibit “A” and located on page 37 of May 14, 2019, Staff Report to the Planning & Zoning Board. |