CPA-02-14/ZOM-01-14

Parker 26, LLC Small Scale Comp Plan Amendment and

Rezoning

Overview

• Small scale map amendment from Low-Density Residential to Commercial

• Re-zoning from Single-Family Residential (RE-1) to Retail Sales and Services (BR)

• Parcel is approximately 2.06 acres, located at intersection of Newberry Rd. and NW 122nd St.

SITE

LOCATION MAP

SITE

AERIAL MAP

LOW DENSITY SINGLE FAMILY

HOMES

VACANT LAND; APPLICATION

FOR TND UNDER REVIEW, NOT

YET APPROVED

VILLAGES AT WEST END

SINGLE FAMILY HOME ON LARGE

PARCEL

SITE

FUTURE LAND USE MAP

SITE

ZONING MAP

Applicant Request

• The applicant is requesting a small-scale map amendment to change the future land use designation of the site from Low-Density Residential to Commercial. In conjunction with this request is a request to re-zone from Low-Density Residential (RE-1) to Retail Sales and Services (BR).

Comprehensive Plan policies related to request

• These policies encourage siting of new commercial development within Activity Centers, TOD, and TND. They discourage the creation of commercial enclaves and strip development.

Policy 3.1.2 Policy 3.9.1(c)Policy 3.4.1(a) Policy 7.1.2Policy 3.4.3 Policy 7.16(d)Policy 3.4.4(f)

Policy 3.1.2

• Comprehensive Plan Future Land Use Element, Policy 3.1.2: New commercial facilities shall be encouraged to locate within designated activity centers, Transit Oriented Developments or Traditional Neighborhood Developments in order to discourage strip commercial development and the premature establishment of new activity centers.

Policy 3.4.1(a)

• Comprehensive Plan Future Land Use Element, Policy 3.4.1(a): New Roadway Commercial developments shall only be permitted as infill of existing “strips” rather than extending or opening up new “strips”

Policy 3.4.3

• Comprehensive Plan Future Land Use Element, Policy 3.4.3: New roadway commercial areas shall be prohibited.

Policy 3.4.4(f)

• Comprehensive Plan Future Land Use Element, Policy 3.4.4(f): New Commercial Enclaves shall be prohibited.

Policy 3.8.1(c)

• Comprehensive Plan Future Land Use Element, Policy 3.8.1(c) relates to Neighborhood Convenience Centers and states that The County shall promote the development of commercial uses in planned commercial centers and discourage scattered, incremental and strip commercial development.

Policy 7.1.16(d)

• Policy 7.1.16(d) of the Future Land Use Element states that Mixed use developments shall be encouraged. Commercial development outside of areas specifically designated in accordance with Sections 3 and 6 of this element shall only be permitted within Transit Oriented Developments or Traditional Neighborhood Developments as specified in the Urban Residential policies, including location, density, and design standards.

Site Inconsistencies with Commercial Development pursuant to Comp Plan

• Site is located between two existing Activity Centers along Newberry Rd. (Jonesville and Oaks Mall)

• Site size (just over 2 acres) is too small to effectively develop into a Traditional Neighborhood or Transit Oriented Development

• Approval of the land use amendment would create a commercial enclave, which is inconsistent with the Comprehensive Plan

Staff Recommendation

• Staff finds the proposed request inconsistent with the Alachua County Comprehensive Plan and Unified Land Development Code.

• Staff recommends that the Commission deny the small-scale comprehensive plan amendment and the re-zoning with bases as listed in the staff report.