Alachua County to advertise zoning code changes for traditional-neighborhood and transit-oriented developments

The Board unanimously directed staff to advertise a package of amendments to the Unified Land Development Code (ULDC) that would change phasing requirements and several design standards for traditional-neighborhood development (TND) and transit-oriented development (TOD).

Jacob South, a planner with Growth Management, said the revisions remove some prescriptive phasing mandates and refocus the code on the infrastructure needed for each phase, permit planners to allow developers to set the number of phases based on financing and infrastructure, and expand the Development Review Committee’s authority to approve modest unit adjustments (5% or 30 units, whichever is greater). The proposal would reduce the required nonresidential minimum in village centers from 50% to 40% and eliminate certain mandates for multistory mixed-use buildings where market conditions make them impractical.

South said the intent is to make the code less prescriptive so projects that are otherwise viable can proceed incrementally. Commissioners asked detailed questions about triggers, phasing implications for DRC hearings, affordable-housing buy-downs, and whether live-work units are allowed; staff and the development-review manager confirmed live-work units exist in the code and could be expanded.

Why it matters: The changes are designed to address market realities that have frustrated developers and to make it easier for phased projects to construct needed infrastructure. Commissioners emphasized retaining residential components and ensuring design standards that promote walkability and quality urban form.

What’s next: Staff will advertise the amendments and return to the board for public hearings and final adoption; items discussed included affordable-housing incentives and liner-building standards to avoid unhealthy interim uses.