Alachua City Commission delays Tomoka Hills zoning changes, discusses lifting alcohol restrictions near churches
BY DAVID LIGHTMAN
ALACHUA, Fla. – At the June 23 regular meeting, the Alachua City Commission discussed lifting alcohol restrictions near churches and streaming video of Commission meetings, postponed consideration of the Tomoka Hills land use change and zoning change applications, and approved an employment contract for Interim City Manager Rodolfo Valladares.
FY2025 budget
The meeting began with a presentation on the City’s budget at two-thirds of the way through the fiscal year. No significant problems or issues were noted.
Citizen Advisory Task Force
The first item of business was appointing members to the Citizen Advisory Task Force. Diana Carlson, E. Stanley Richardson, and Julie Smith introduced themselves as applicants. A fourth applicant, Vailma Fernandez, was not present. Carlson and Richardson were selected to fill two of the three vacant seats using written ballots.
Alcohol ordinance
Economic Development Manager David Wisener said, “At the May 5 regular City Commission meeting, members of the Alachua Chamber of Commerce and other local businesses’ representatives expressed a desire for the Commission to consider amending a City ordinance that prohibits the sale of alcohol within 450 feet of a religious institution. This request emanates from a desire for members of the community to allow the possibility of a brewery and/or a wine bar to locate in the business district along Main Street, which, because of the close proximity of three churches, is currently restricted because of this ordinance.”
Wisener said emails were sent to three affected churches on May 22, inviting them to participate in the discussion. He said there are no similar State prohibitions on the sale of alcohol near churches, and there are no schools in the area that might be affected. Wisener noted that some of the surrounding communities have similar laws, and others do not. He presented five possible ways to change the current ordinance.
Commissioner Jacob Fletcher asked what feedback had been received from the three churches, and Wisener said he had not heard anything from them.
Commissioner Dayna Williams said, “Rather than just an email, I’d like to see more reaching out to the churches. I really want to hear from them.”
Commissioner Shirley Green Brown said, “We must seek some input from the churches.” She said she personally knows some of the pastors. She thanked Wisener and said, “We’re just receiving the report tonight [instead of voting].”
Streaming meetings
Fletcher introduced the next item, a discussion about strategies to increase public engagement and transparency. Fletcher mentioned making videos of Commission meetings easier to access without requiring public records requests and looking at how the City uses Facebook. Fletcher made a motion to allow for public comments without a motion having been made, to receive more feedback. Commissioner Jennifer Ringersen seconded the motion. It passed unanimously.
During public comment, one person recommended using YouTube over Facebook to host videos because Facebook requires users to have accounts and be logged in.
Julie Smith suggested turning comments off for whatever platform is chosen for videos. She pointed out that “a lot of community members can’t physically get here.”
Sarah Younger emphasized the need for transparency and openness.
E. Stanley Richardson said accessibility to citizens is important for all of local government, including being able to watch videos of meetings.
Tamara Robbins agreed that meetings should be streamed.
Several more commenters agreed with the need to make the meetings accessible online.
City Attorney Marian Rush suggested a motion: directing the City Manager to look into streaming options and any legal concerns that need to be considered. Ringersen made Rush’s suggested motion, and Fletcher seconded the motion.
During public comment on the motion, Tamara Robbins suggested putting the question to the Senior Advisory Board to make sure it is user-friendly for the elderly.
Fletcher asked to amend his motion to include having the question brought before the Senior Advisory Board for feedback, in addition to the previous motion suggested by Rush. Ringersen seconded the amended motion. It passed unanimously.
Tomoka Hills – Future Land Use
The next two items concerned amendments to the Future Land Use and Zoning for approximately 346 acres located at 15601 NW 167th Boulevard for the Tomoka Hills planned development, consisting of residential and commercial uses. Carson J. Crockett of the Planning & Community Development Department introduced the Future Land Use amendment item; Crockett was the only Planner remaining after three Planners resigned in February, although others have since been hired.
Crockett said the property owners, Tomoka Hills Farms, Inc. and Tower Hill Insurance Group, LLC, submitted a letter on June 18 noting their intent to make major changes to the application materials. He said this requires a new neighborhood meeting reflecting the changes, referral of the application back to staff for review and preparation of a new report, and a re-hearing of the amended application by the Planning & Zoning Board. Crockett said staff recommended referring the application back to City staff for review of the major changes to the application.
Attorney Byron Flagg, representing the applicants, and Attorney Craig Brashier of NV5 Consultants explained that “the focus of the major changes is for the golf course area.” Brashier said, “We are proposing a low-density residential land use over the golf course area… This is the least intense land use that will allow us to keep the golf course as part of the overall planned development.”
Fletcher asked if residential units were going to be built on the golf course area. Brashier said it’s possible the golf course could be used for residential units, given the proposed land use designation. Flagg returned to the podium and explained that they are talking about proposed changes that will need to go through a neighborhood workshop and review by staff.
Crockett explained that after the neighborhood meeting and staff review have taken place, “if they have to make another major change, it will need to go back out for another neighborhood meeting.” Responding to Fletcher, Crockett said that if the application is denied instead of being sent back to staff for review, the applicant would lose their application fee and need to wait a year to resubmit the application.
Flagg explained, “We want to be as clear as possible… To hear the two applications tonight would be premature when we are trying to address some of those… questions that came out of the Planning & Zoning Board.” Fletcher encouraged Flagg to take staff’s, the public’s, and the Planning & Zoning Board’s comments and input “to heart.”
Ringersen made a motion to refer the application for the Future Land Use changes back to staff for review of the major changes made by the applicant. Williams seconded the motion.
During public comment on the motion, Tamara Robbins said the applicant should be required to wait a year and resubmit the application.
Sarah Younger also urged denial of the application instead of referring it back to staff. She questioned why the land for the golf course needs to be rezoned from Agriculture, a concern she said was shared by the Planning & Zoning Board, which failed to approve the application on a 2-2 vote.
Another speaker said she lives next to the applicant’s property. She said, “[The Comprehensive Plan] states that the main objective is to preserve the agricultural viewsheds of the good life community here in the City of Alachua, and I think Tomoka Hills is probably one of the most beautiful viewsheds that is left… This intense commercial development is inconsistent with your Comprehensive Plan. It is not compatible with the surrounding land uses. And it is not in the public interest.” She said the applicant should be required to wait a year and pay to resubmit the application.
Soorya Lindberg pointed out that if the property is sold, the new owners could put homes on the golf course regardless of whatever promises the current owners make, and the proposed land use changes would permit up to 1,900 homes instead of the stated 1,000.
Crockett clarified that staff had recommended approval at the Planning & Zoning Board meeting, and they currently recommended referring the item back to City staff instead of denying it.
During a roll call vote, the motion to return the application for Future Land Use changes to staff for review, including another neighborhood workshop, passed 4-1, with Fletcher in dissent.
Tomoka Hills – Zoning
Crockett introduced the second Tomoka Hills item, changing the Zoning for the 346-acre property. He said staff also recommended referring this application back to City staff for review, in light of the recent major changes made by the applicant. Flagg confirmed the applicants wished to have it returned to staff for review.
Affected parties were allowed to speak. Concerns raised included water quality impacts to the Mill Creek Sink Watershed, which extends into High Springs; the increased possibility of sinkholes; increased water usage in an area with a short supply of water – especially with the golf course using up to 250,000 gallons/day; the health of the local springs; up to 19,000 daily car trips to and from the development; the lack of a need for an additional “town center” in Alachua; increasing density on the periphery of town; and well water being impacted for local residents due to the golf course fertilizer runoff.
Williams made a motion to refer the Zoning application back to staff. Ringersen seconded the motion.
During public comment on the motion, Tamara Robbins said she didn’t understand how the changes to the golf course zoning and land use designations were brought before the City Commission after only one public hearing at the Planning & Zoning Board. She said, “It’s a new game… It’s not a golf course anymore. It might be… Do you all know if this is going to be a golf course or a residential development? The answer is no… This is a bait-and-switch.” She also raised concerns about fertilizer runoff from the golf course, if it is to be a golf course.
The motion to return the Zoning change application to staff for review passed 5-0 during a roll call vote.
Changing the approval process for final plats
Attorney Rush introduced the next item, a resolution designating the Planning & Community Development Department as the administrative authority to receive, review, and process applications for plats and replats, including approving and denying such applications.
Crockett said Florida laws going into effect on July 1 conflict with the current system of having the Alachua City Commission approve final plats, and having his department approve them “seemed to make the most sense” since they already handle the applications. Rush added that the City Commission will revisit the topic, but they need a short-term solution.
Ringersen moved to adopt the resolution, and Fletcher seconded her motion. The motion passed 5-0 during a roll call vote.
Employment contract for Valladares
The last item of business was establishing an employment contract with Interim City Manager Rodolfo Valladares. Rush said she had prepared a contract based on contracts used for previous Interim City Managers. Valladares said he agreed with the terms of the contract.
The contract, which can be found here, is retroactive to June 9 and runs until June 8, 2026, unless a new City Manager is hired before then, with an annual salary of $152,069.50. The contract also requires the City to provide Valladares with a car and up to $10,000 in educational reimbursements, along with health, dental, and vision insurance for Valladares and his family. Valladares is permitted to live outside the city limits.
Williams made a motion to approve Valladares’s contract. Ringersen seconded the motion. It passed 5-0 during a roll call vote.
Final comments
During final comments, Brian Bewsher asked about the status of the investigation being conducted by Attorney Rush into the resignations of the City Planners and said he hopes to see it on an upcoming agenda.
A woman said, “All we are looking to do is add a winery and a brewery,” and she urged the Commission to remove all alcohol restrictions on Main Street “tonight or in the next 30 days.” She said the downtown churches have had ample opportunity to respond since the emails were sent to them.