NORTH CENTRAL FLORIDAREGIONAL PLANNING COUNCIL

REPORT AND RECOMMENDATION

ALACHUA WEST DRI

DEVELOPMENTS OF REGIONAL IMPACT

“. . . proposed developments which, because of their character, magnitude, or location might have a substantial effect on the health, safety or welfare of citizens of more than one county.”

Land Use Acres Density

Industrial 857 7.8 Million sq. ft.

Industrial – Business Park 136 1.2 Million sq. ft.

Village Center (office/retail) 45 .43 million sq. ft.

Residential (Single-family) 564 1,555 units

Residential (Multi-family) 70 840 units

Park 31 N/A

Preserve 15 N/A

TOTAL 1,718

ALACHUA WEST DRIPROJECTED BUILD-OUT 2016

Gainesville

Newberry

Alachua

HighSprings

La Crosse

LEGEND

ALACHUA WESTDRI

LOCATION MAP

0 1 2 3 4miles

US 441

I-75

CR

235

CR 2054

CR

235

A

CR

241

CR

239

SR 235

US

27/

41

SR

45U

S 4

41/4

1

SR

121

CR 222

CR 232

SR 26

US 27/SR20

CR 340C

R 2

37

CR 236

CR

231

CR 232

CR 18

CR 18

CR 778

CR 238

CR 1491

NW

43rd

St

I-75

CR 25B

CR

241

CR 2054

DRISite Location

COLUMBIACOUNTY

ALACHUACOUNTY

UNIONCOUNTY

Local GovernmentSets Hearing Date

And PublishesNotices

SufficiencyDetermined

byRPC

Developer FilesApplication with

Local Government,RPC and DCA

PreapplicationMeetingWith allParties

DRIPublic

Hearing

DevelopmentOrderIssued

DeveloperProvides

Information

DeveloperDeclines to

Provide Information

Addendum103/03/2001

Addendum 210/25/2001(Revised)

05/24/2000 10/09/2000

30

Days

NO

11/27/2001

12/03/2001

60 Days

Minimum

30 Days

Maximum

03/11/2002 04/08/2002?

RPCReport

SubmittedClearinghouse

Committee01/15/2002

Regional Planning Council1/24/2002

TONIGHT

50 DaysMaximum

DRI REVIEW PROCESS

EMPLOYMENT & POPULATION IMPACTSAT PROJECT BUILD-OUT, 2016

Direct Employment 5,000Indirect/Induced Employment 10,000

TOTAL 15,000

New Adult Residents – Direct 5,000New Adult Residents – Indirect/Induced 13,000

TOTAL 18,000

New Students – Direct 800New Students – Indirect/Induced 2,500

TOTAL 3,300

1. New employees and residents will be scattered primarily around 5 counties: Alachua, Bradford, Columbia, Gilchrist and Union (see tables 5 - 9, NCFRPC Report).2. Direct, e.g., Dollar General.3. Indirect, e.g., Truck Repair/Servicing Facility; Induced, e.g., Service Establishments (McDonalds)

1

2

3

Dollar General, City of Alachua

EMPLOYMENT & POPULATION IMPACTSAT PROJECT BUILD-OUT, 2016

Direct Employment 5,000Indirect/Induced Employment 10,000

TOTAL 15,000

New Adult Residents – Direct 5,000New Adult Residents – Indirect/Induced 13,000

TOTAL 18,000

New Students – Direct 800New Students – Indirect/Induced 2,500

TOTAL 3,300

1. New employees and residents will be scattered primarily around 5 counties: Alachua, Bradford, Columbia, Gilchrist and Union (see tables 5 - 9, NCFRPC Report).2. Direct, e.g., Dollar General.3. Indirect, e.g., Truck Repair/Servicing Facility; Induced, e.g., Service Establishments (McDonalds)

1

2

3

Truck Stop, Columbia County

EMPLOYMENT & POPULATION IMPACTSAT PROJECT BUILD-OUT, 2016

Direct Employment 5,000Indirect/Induced Employment 10,000

TOTAL 15,000

New Adult Residents – Direct 5,000New Adult Residents – Indirect/Induced 13,000

TOTAL 18,000

New Students – Direct 800New Students – Indirect/Induced 2,500

TOTAL 3,300

1. New employees and residents will be scattered primarily around 5 counties: Alachua, Bradford, Columbia, Gilchrist and Union (see tables 5 - 9, NCFRPC Report).2. Direct, e.g., Dollar General.3. Indirect, e.g., Truck Repair/Servicing Facility; Induced, e.g., Service Establishments (McDonalds)

1

2

3

McDonald’s, East Gainesville

ECONOMIC IMPACTS –AT PROJECT BUILDOUT (2016)

Construction 

Average annual construction employment over 15-yr construction period: 392 - 468; average $160 million/yr. in salaries/wages.

FISCAL IMPACTSAT PROJECT BUILDOUT

(2016) 

1These estimates do not reflect costs associated with constructing/purchasing capital facilities, e.g., new schools, expanding sewage treatment capacity, etc.

Annual Operating Finances

City of Alachua $2.9 Million/yr. Net

Alachua County School Board $1.4 Million/yr. Net

1

Progress Center, Alachua

ECONOMIC IMPACTS –AT PROJECT BUILDOUT (2016)

Construction 

Average annual construction employment over 15-yr construction period: 392 - 468; average $160 million/yr. in salaries/wages.

FISCAL IMPACTSAT PROJECT BUILDOUT

(2016) 

1These estimates do not reflect costs associated with constructing/purchasing capital facilities, e.g., new schools, expanding sewage treatment capacity, etc.

Annual Operating Finances

City of Alachua $2.9 Million/yr. Net

Alachua County School Board $1.4 Million/yr. Net

1

IMPACTS OF PUBLIC FACILITIESAND AFFORDABLE HOUSING

Wastewater - Plant capacity reached by 2006 or 2007, including indirect/induced impacts. Stormwater - Need to develop “Stormwater Pollution Prevention Plan” prior to further development. Water - Plant capacity reached by 2013, including indirect/induced impacts. Solid Waste - Waste disposed at New River Solid Waste Landfill located in Union County. Energy - Electricity supplied by City of Alachua and Clay Electric Coop., east and west of CR 235A, respectively.

Water Treatment Plant, City of Alachua

IMPACTS OF PUBLIC FACILITIESAND AFFORDABLE HOUSING

Wastewater - Plant capacity reached by 2006 or 2007, including indirect/induced impacts. Stormwater - Need to develop “Stormwater Pollution Prevention Plan” prior to further development. Water - Plant capacity reached by 2013, including indirect/induced impacts. Solid Waste - Waste disposed at New River Solid Waste Landfill located in Union County. Energy - Electricity supplied by City of Alachua and Clay Electric Coop., east and west of CR 235A, respectively.

IMPACTS OF PUBLIC FACILITIESAND AFFORDABLE HOUSING

Education - 52 elementary, 23 middle, and 31 new high school rooms needed by buildout in 5 county area. Recreation/Open Space - Project will lower current level of service to city’s recreation standards. Health Care - Project will create need for 2 Advanced Life Support Units within city to maintain current level of service Police/Fire Protection - 31 more sworn officers to maintain current level of service at buildout; need to add 2 more fire stations, one on or near project prior to further development Affordable Housing - Shortage of 40 units by end of phase 1, 10 short of 50 unit threshold. Need new analyses prior to phase 2 and phase 3, respectively.

Santa Fe High School, City of Alachua

IMPACTS OF PUBLIC FACILITIESAND AFFORDABLE HOUSING

Education - 52 elementary, 23 middle, and 31 new high school rooms needed by buildout in 5 county area. Recreation/Open Space - Project will lower current level of service to city’s recreation standards. Health Care - Project will create need for 2 Advanced Life Support Units within city to maintain current level of service Police/Fire Protection - 31 more sworn officers to maintain current level of service at buildout; need to add 2 more fire stations, one on or near project prior to further development Affordable Housing - Shortage of 40 units by end of phase 1, 10 short of 50 unit threshold. Need new analyses prior to phase 2 and phase 3, respectively.

IMPACTS ON ENVIRONMENT ANDNATURAL RESOURCES OF THE REGION

Air - Although air quality is anticipated to remain below federal standards, one measurement is sufficiently close to justify monitoring two high-volume intersections prior to beginning phases 2 and 3, respectively. Vegetation/Wildlife - A one-time preclearing survey of non-agricultural lands recommended. Wetlands/Floodplains - One small wetland ‘sink’ to be preserved; no floodplains onsite. Water (Surface/Subsurface) - Most of site located within “Area of High Recharge Potential to Floridan Aquifer”; therefore, 2 conditions recommended: water quality monitoring plan, and city implement Section 353.32, Alachua County Code dealing with hazardous materials management. Soils - Present few if any limitations to development. Historical/Archaeological Sites - No regionally significant sites located with project site.

IMPACTS ON TRANSPORTATIONOF THE REGION

APPLICANT COMMITMENTS 

Council staff have identified 56 commitments made by the Applicant that are recommended to be included in the Development Order (pages 9 - 16, NCFRPC Report).

GENERAL CONCLUSIONS 

Project will create construction and permanent jobs, and increase tax base of region.

Project will generate significant demands for public facilities, including especially the regional and local transportation road network serving the general area.

Project’s impacts on the environment and natural resources can be mitigated by both direct actions on the part of the Applicant, and also by close monitoring of development impacts on the air and water resources of the region.

NCFRPC STAFF RECOMMENDATION 

Project be approved with conditions regarding: 1. Regional Transportation Road Network - First resolve I-75 and I-75

interchange problem, then address impacts to other regional and local facilities.

 2. Affordable Housing - Address unmet needs before beginning phase 2

of project. 3. Air Quality - Carefully monitor conditions as development proceeds to

phases 2 and 3. 4. Vegetation/Wildlife - Preclearing survey of non-agricultural lands. 5. Water - Carefully monitor quality; implement Alachua County hazardous

materials management code. 6. Fire/Rescue - Provide needed services by agreement among all parties,

Applicant, City of Alachua and Alachua County; make part of development order.

I-75 & U.S. 441 Interchange, City of Alachua

NCFRPC STAFF RECOMMENDATION 

Project be approved with conditions regarding: 1. Regional Transportation Road Network - First resolve I-75 and I-75

interchange problem, then address impacts to other regional and local facilities.

 2. Affordable Housing - Address unmet needs before beginning phase 2

of project. 3. Air Quality - Carefully monitor conditions as development proceeds to

phases 2 and 3. 4. Vegetation/Wildlife - Preclearing survey of non-agricultural lands. 5. Water - Carefully monitor quality; implement Alachua County hazardous

materials management code. 6. Fire/Rescue - Provide needed services by agreement among all parties,

Applicant, City of Alachua and Alachua County; make part of development order.

Fire Station, City of Alachua

NCFRPC STAFF RECOMMENDATION 

Project be approved with conditions regarding: 1. Regional Transportation Road Network - First resolve I-75 and I-75

interchange problem, then address impacts to other regional and local facilities.

 2. Affordable Housing - Address unmet needs before beginning phase 2

of project. 3. Air Quality - Carefully monitor conditions as development proceeds to

phases 2 and 3. 4. Vegetation/Wildlife - Preclearing survey of non-agricultural lands. 5. Water - Carefully monitor quality; implement Alachua County hazardous

materials management code. 6. Fire/Rescue - Provide needed services by agreement among all parties,

Applicant, City of Alachua and Alachua County; make part of development order.

QUESTIONS ORCOMMENTS?