Alachua County Commission hears from Paynes Prairie development opponents, approves first step for Ironwood Industrial Park, sets maximum property tax rates

BY JENNIFER CABRERA

GAINESVILLE, Fla. – At the July 8 Alachua County Commission meeting, the board heard from a large number of people about a proposed development near Paynes Prairie, approved a preliminary site plan for the Ironwood Industrial Park, and set the maximum property tax rates for next year.

Click here for our previous article on the meeting, covering the board’s vote to take over operation of the Sports and Events Center at Celebration Pointe.

Paynes Prairie housing development

During general public comment, about 18 people spoke against a proposed housing development that will be near Paynes Prairie, mainly voicing concerns about the environmental impact of the development. 

After public comment, Commissioner Mary Alford said the board couldn’t discuss the issue because it hasn’t come before them yet and it is a quasi-judicial issue, but “all applicants have the opportunity to apply.” She encouraged the people who spoke to stay informed and attend meetings of the Development Review Committee and County Commission to stay updated on the project.

County Manager Michele Lieberman reiterated that because it’s a quasi-judicial application, Commissioners should not comment on the project until they hold a hearing on the application. She said the application “just started along the process,” and “we’re more than likely looking at October before this board would even have an opportunity to hear any information on that, and it has to go through the Planning Commission first.” She said staff had not even started reviewing the application yet. 

Commissioner Ken Cornell said he couldn’t speak specifically about the development, but “the issue of protecting Florida is front and center.” He said the number of emails and calls from the public on this development was “as much as I’ve ever heard on any other issue, and I thank you. I will remember this day when we get to that… I hear my community loud and clear, and it’s what I ran on.”

Commissioner Marihelen Wheeler agreed, “I am glad to see people acting accordingly… I’m impressed.”

Ironwood Industrial Park

The board also reviewed the Preliminary Development Plan (PDP) for the Ironwood Industrial Park, which will have 1.4 million square feet of non-residential structures on two parcels totaling 137.5 acres at 6505 N. County Road 225 and 6310 NE Waldo Road, across the street from Buck Bay Flatwood Preserve. The site has an existing future land use of Heavy Industrial.

Click here for the presentation on the Ironwood Industrial Park Preliminary Development Plan.

Staff recommended approval of the PDP with two conditions: the applicant must submit a revised Traffic Impact Analysis for any plan that proposes access to NE 39th Street, and in that case, the County will only permit one connection to NE 39th Street. 

Cornell made a motion to approve staff’s recommendation, and Alford seconded the motion.

Concerns about wetlands and the well field

Wheeler said she was concerned about wetlands in the area and thought the board was “very cavalier” to consider the proposed development without seeing a map of wetlands. A representative from the County’s Environmental Protection Department said there are six wetlands on the property, totaling about 60 acres, and the Final Development Plan will need to have a management plan and easements associated with them. That final plan will also have to consider nearby well fields. Wheeler said it still seemed “counterintuitive” to put an industrial site there. 

Alford said she hoped there would be some synergy between companies in the development and the County’s EcoLoop industrial park. She added, “I do hope that, as you think about utilizing the site, that, you know, we are an environmentally conscious county. This is in an area that could potentially affect our well field, and I believe that there is a place where industry can exist in a responsible and good way next to the environment, if it’s done well.” 

Prizzia said the County can’t “tell you what to do, but I will tell you that [distribution trucks from warehouses] just tear up our roads, and they are not good businesses, in terms of providing quality jobs that are high-paying. They aren’t the kind of industry we’re looking to bring… We’d love to partner with you, to look at attracting industries that are in keeping with our values and our quality.”

During public comment, several neighboring property owners spoke against approval of the industrial park. 

Prizzia said she would “love to be able to just have some level of restrictions to height [of the buildings] and lighting and impacts on that northern section, so that the neighbors who are adjacent aren’t negatively impacted by industrial uses in their back yard… I don’t want to unduly restrict the ability to recruit industries to the area that we want in the area, but I also want to make sure we’re protecting the households in the northern section.”

Cornell pointed out that there are two big wetlands on the northern end of the property, “so I gotta believe you’re going to design everything… closer to Waldo Road, not to the north. So if that’s the case, there should be no problem with [conditions] on the northern end, not having anything… above three stories.” A staff member said the current code already limited buildings on that site to three stories (60 feet).

To alleviate concerns near the residential properties, staff proposed limiting buildings to 40 feet in height if they’re within 200 or 300 feet or a residential structure. 

Cornell added a condition to the motion to limit buildings to 40 feet in height if they’re within 200 feet of a residential structure. 

The motion passed 4-1, with Wheeler in dissent.

Property tax rates

In the evening session, the board set the maximum property tax and MSTU rates; the final rates will be set at a September meeting.

The proposed maximum property tax millage rate is 7.6 mills, a reduction of 0.24% from the current rate of 7.618 but an increase of 6.16% over the rolled-back rate of 7.1455 mills. The rolled-back rate is the rate that would generate the same revenue as last year, excluding new construction.

The proposed MSTU Law Enforcement rate is 3.5678, unchanged from the current rate but a 6.45% increase over the rolled-back rate of 3.3450 mills. 

Cornell made a motion to approve the millage rates; the second was inaudible. The motion passed unanimously.

Alford commented, “I’m always surprised when the public doesn’t show up to these [budget] meetings.” Chair Chuck Chestnut responded, “In September, you’ll see them.”

Fire Assessment Fees

The new proposed Fire Assessment Fees are $132.47 per parcel for Tier 1 (up from $90.69) and $7.28 per equivalent benefit unit for Tier 2 (down from $8.31). This fee is assessed for Alachua County residents who don’t live in a municipality, along with residents of the cities of Alachua, Archer, Hawthorne, Micanopy, and Waldo. 

Cornell asked whether the fee is considered to be an increase, and Lieberman said, “It’s an increase for all property owners, because the Tier 1 rate is paid by every single property,… [but] whether or not the person will actually see an increase depends on the value of the home because Tier 2 is going down.”

Prizzia said she understood why the County had selected this methodology, “but I really just have to voice once again: I think this is a really regressive way to do this. We’re raising the base rate that everybody pays,… and others will get a decrease in their overall expenses, when they have larger properties and typically have more money.” She said, however, that the Fire Assessment Fee has hardship exemptions, so “folks can always apply for those hardship exemptions if they need them.”

Alachua County Fire Rescue Chief Harold Theus said other exemptions include 501(c)3 organizations, 100% disabled veterans, and an agricultural exemption that only counts the improved residential structure on the property. 

Prizzia made a motion to approve the Fire Assessment Fee and authorize the public hearing to formally set the fee; the second was inaudible. The motion was approved unanimously. 

Solid waste and stormwater assessments

The solid waste assessment will not increase in FY2026. Prizzia made a motion to approve the assessment and authorize a hearing to formally set the fee, Cornell seconded the motion, and the motion passed unanimously. 

The stormwater assessment will not increase from the current $60 per equivalent residential unit. Wheeler made a motion to approve the assessment and authorize a hearing to formally set the fee, and Alford seconded the motion. The motion passed unanimously.

Live Local Act exemption

The last thing on the agenda was the renewal of the County’s resolution to opt out of the Live Local Act property tax exemptions. Alford made a motion to renew the resolution, Cornell seconded the motion, and the motion passed unanimously.