Agenda (PDF)

City Plan Board · 2026-06-25 · agenda

[1724 NE 2nd Street; between SW 1st Avenue, SW 2nd Avenue, and SW 10th Street; case LD26-000052 (B); LD26-000012 (B)] KEPTWILD Special Use Permit: Washerbear, LLC (Charles Cooner) seeks a Special Use Permit to allow light assembly, fabrication, and processing in the General Business (BUS) zoning district at 1724 NE 2nd Street. The project involves blending, packaging, and light assembly of non-hazardous, food-grade materials within an existing 0.39 +/- acre building, with no retail sales. The City Plan Board is recommended to approve the petition with conditions. The Verve PUD Amendment: NV5, Inc. (applicant) requests to amend the Planned Use District (PUD) overlay for parcels 13249-000-000 and 13263-000-000, totaling approximately 1.11 acres, located between SW 1st Avenue, SW 2nd Avenue, and SW 10th Street. The amendment aims to increase the maximum development potential by 23 dwelling units (to 227 total), 125 bedrooms (to 682 total), and 10 parking spaces (to 100 total), and modify building design. The proposed development is a maximum 12-story, 227-unit multifamily apartment complex. The City Plan Board is recommended to approve the petition. [Generally bounded by SW 1st Avenue, SW 2nd Avenue, and SW 10th Street; case LD26-000012] This document details a proposed amendment to the Verve Gainesville Planned Use District (PUD) and Planned Development (PD) zoning. The amendment seeks to increase the number of dwelling units from 204 to 227, increase bedrooms from 557 to 682, and increase the percentage of affordable housing units from 10% (20 units) to 15% (34 units). The project is located on approximately 1.11 acres, generally bounded by SW 1st Avenue, SW 2nd Avenue, and SW 10th Street. The applicant, Gainesville Historic Properties, LLC, and Second Avenue Investments, LLC, through NV5, Inc., states the increase in units and affordable housing is to offset increased construction costs and comply with Florida Statute 166.04151(4). The proposed changes are considered consistent with the City of Gainesville Comprehensive Plan and aim to support infill development, compact urban form, and multimodal transportation. Staff recommends approval with conditions, including the increase in dwelling units, bedrooms, and affordable housing percentage. The case number is LD26-000012. [1026 SW 2ND AVE., GAINESVILLE FLORIDA; case 2026-422A (SsCPA & Rezoning Amendments) / 25-0338] The project involves a Planned Use District (PUD) and Planned Development (PD) amendment for the Verve Gainesville development. The proposed changes aim to increase density, modify building design for efficiency, and add dwelling units, bedrooms, and affordable housing units on a ±1.11-acre site. The project is located in the City's Innovation District, near the University of Florida, and is designed to be transit-supportive and encourage infill development. A neighborhood workshop was held on January 7, 2026, with nine members of the public participating. No specific concerns were detailed in the provided text regarding public sentiment, but the process documentation is included. [Generally bounded by SW 1st Avenue, SW 2nd Avenue, and SW 10th Street; case LD26-000012 (PUD Amendment) and LD26-000011 (PD Amendment)] Project: Verve Gainesville. This project involves a Small-Scale Comprehensive Plan Amendment (SsCPA) and PD Rezoning Amendment. The applicant seeks to amend the existing Planned Use District (PUD) and Planned Development (PD) to allow for increases in dwelling units, bedrooms, parking capacity, and modifications to the previous building design. Specifically, the proposal increases dwelling units from 204 to 227, bedrooms from 557 to 682, affordable housing units from 20 to 34 (now 15% of total units), and parking spaces from 90 to 100. The building design will be modified to connect the northern and southern portions over SW 1st Place. The maximum building height remains 12 stories, with a 5-story transition near the historic district. The project is located in an area designated for urban redevelopment and residential intensification. Staff recommends approval of the petition with amended conditions. [Generally bounded by SW 1st Avenue, SW 2nd Avenue, and SW 10th Street; case LD26-000011] This document details an amendment to the Planned Development (PD) zoning for the Verve Gainesville project. The amendment seeks to increase the number of dwelling units from 204 to 227, bedrooms from 557 to 682, and affordable housing units from 20 to 34 (increasing the affordable housing percentage from 10% to 15%). The project involves building over an alley between two previously approved building envelopes. The goal is to offset the costs associated with affordable housing contributions as required by Florida Statute. The development is located in an urbanized area near the University of Florida and Innovation Square, served by existing infrastructure and transit. Public hearings have not yet been conducted. The staff recommends approval with conditions. [case 2026-423A] This document outlines a proposed amendment to a Planned Unit Development (PUD) and a companion Planned Development (PD) zoning for a ±1.11-acre site in Gainesville, Florida. The project aims to increase density and modify building design within the existing approved footprint. The proposed changes will result in a net increase of approximately 23 dwelling units, bringing the total to 227 units, with a net increase of 14 affordable housing units (15% of total units). The project will also increase the number of bedrooms from 557 to 682. The development is located in the University of Florida (UF) Context Area, within the Innovation District, and is designed to support walkability, transit usage, and economic development. The project is expected to generate construction employment and related services. Public comment is not detailed in this section. The amendments are consistent with the City of Gainesville Comprehensive Plan and Land Development Code, promoting infill redevelopment, sustainable growth, and providing diverse housing options, including affordable housing for individuals earning up to 80% Area Median Income (AMI). The project is designed to not negatively impact adopted Level of Service (LOS) standards for transportation, potable water, sanitary sewer, solid waste, or recreation facilities. School impacts will be assessed during development plan approval. The project involves replacing existing single-story structures and surface parking lots with a multi-story residential building. [1026 SW 2nd Ave; case 2026-423A (also referenced as 25-0338)] The project involves a Planned Development (PD) amendment for a ±1.11-acre infill redevelopment site. The proposed changes include increasing the maximum residential density to 227 units (from 204) and the number of bedrooms to 682 (from 557). The project will incorporate 15% affordable rate units (23 units, an increase from 20) alongside market-rate units, with equal access to all amenities. The design will feature increased use of brick masonry (12% vs. 8%) and glazing (25% vs. 18%) on primary frontages, and a maximum building height of 126 feet 1 inch, 12 stories. Vehicular access will be provided via SW 1st Place (an alley), with 100 minimum parking spaces. The project is located at the northwest corner of SW 2nd Avenue and SW 10th Street, adjacent to the University Heights—South Historic District and the Innovation District. A virtual neighborhood workshop was held on January 7, 2026, with 9 public participants. No specific public concerns were detailed in the provided text, but the process aimed to inform and gather feedback. [case 25-0338 / 2026-423A / LD26-000011] VERVE Gainesville project involves a rezoning and SsCPA amendment for a multifamily apartment building. The project seeks to increase the number of dwelling units from 204 to 227, bedrooms from 557 to 682, and affordable housing units from 20 to 34. Parking will increase from 90 to 100 spaces. The project is located in an area supporting urban redevelopment and residential intensification. A neighborhood workshop was held on January 7, 2026, with public attendees expressing support for walkability, density, and workforce housing. Concerns were raised about alley condition, infrastructure, and potential impact on the historic district. The project team addressed these concerns, confirming utility upgrades and alley improvements. Building height will not increase, with density achieved through design. Traffic and safety were discussed, with plans for two vehicular entrances to the parking garage and consideration for bicycle and pedestrian safety. Staff recommends approval of the petition. [615 NW 11th Ave, 621/623/625 NW 11th Ave, 703 NW 11th Ave, and 704/706/708 NW 10th Ave; case LD26-000018 (B) / 2026-424] The Melrose Places project involves a land use change request to amend the future land use designation from Residential Low (RL) to Mixed-Use Office/Residential (MOR) for approximately 1.39 acres across four parcels. The parcels are located generally between NW 6th St and NW 8th St and NW 10th Ave and NW 11th Ave. This change aims to create consistency in future land use designation across a larger development site to support redevelopment. The existing uses are residential, with some structures having demolition permits. The proposed MOR designation is consistent with the broader area and surrounding uses, which include mixed-use office/commercial and residential. Staff analysis indicates the proposal aligns with the City's Comprehensive Plan, supports infill and redevelopment, and does not negatively impact environmental resources or urban sprawl. Neighborhood workshops were held on January 9, 2026, and February 5, 2026. Staff recommends approval of the land use amendment. [09728-001-000, 09728-000-000, 09729-000-000, 09716-000-000, 09721-000-000; case LD26-000-018] This document details a land use change petition (LD26-000-018) for multiple parcels totaling approximately 1.65 acres. The proposed change is from Residential Low-Density (RL) with U2 zoning to Mixed-Use Office/Residential (MOR) with U4 zoning. The site is generally level to gently sloping with no significant karst features or floodplain constraints. An archaeological assessment will be required due to the site's historical context related to the Bailey Plantation. Standard development and environmental review processes apply. [615 NW 11th Avenue, 621 NW 11th Avenue, 703 NW 11th Avenue, and 704/706/708 NW 10th Avenue; case LD26-000018] The Melrose Places project involves a Future Land Use (FLU) map amendment from Residential Low-Density to Mixed Use Office/Residential and a zoning map change from U2 to U4. The project encompasses 1.64 acres and aims to increase allowable residential density from 15 to 20 dwelling units per acre, while also introducing limited nonresidential office uses. The development is intended to support redevelopment of an underutilized site, promoting efficient land use and compact development. [The property is located between NW 6th St. and NW 8th St. and between NW 10th Ave. and NW 4th Ave. Specific parcel addresses mentioned in the justification report are 1020 NW 6th Avenue, 615 NW 11th Avenue, 621 NW 11th Avenue, 703 NW 11th Avenue, and 704/706/708 NW 11th Avenue.; case 2026-424A] This document details a neighborhood workshop and submittal package for "The Melrose Places" project. The project involves a Small-Scale Future Land Use Amendment and a companion zoning map amendment. The applicant, JBPro, representing G1K Development and Melrose Place LLC, proposes to change four parcels totaling approximately 1.65 acres from a Residential Low Density future land use designation to Mixed-Use Office Residential. The zoning would change from Urban 2 to Urban 4 to match an adjacent parcel. This change aims to allow for increased density (up to 20 units per acre) and a broader range of uses including offices, professional services, and ancillary uses, alongside residential development. A key concern raised by a resident, Robert, was the potential increase in traffic and the impact on the existing neighborhood character, questioning the compatibility of the proposed change moving inward from a major corridor. The applicant clarified that any future development would undergo a separate, rigorous development review process, including traffic studies. Another attendee, Adrian, expressed support for the project, citing the need for housing affordability and walkability. The next steps involve review by city staff, followed by hearings before the Planning Board and City Commission. [Between NW 6th St and NW 8th St and NW 10th Ave and NW 11th Ave; case 2026-424A] The Melrose Places project involves a change of zoning from Urban 2 (U2) to Urban 4 (U4) for approximately 1.65 acres across four parcels. This change is requested in conjunction with a Future Land Use Map amendment from Residential Low Density to Mixed Use/Office Residential. The rezoning aims to allow for increased residential density and support redevelopment of an underutilized site within an established urban area, facilitating more efficient use of public infrastructure. The proposed U4 zoning is considered compatible with surrounding land uses and zoning districts, including Residential Low Density, Mixed Use/Office Residential, Single-Family, Urban 4, Urban 6, and Planned Development. The project is analyzed for its impact on roadway systems, potable water, wastewater, solid waste, stormwater facilities, recreation, and public school facilities, with findings indicating consistency with adopted Level of Service standards. The rezoning is also deemed consistent with the City of Gainesville Land Development Code and Comprehensive Plan, supporting goals for infill development, compact urban form, and efficient infrastructure use. [615 NW 11th Ave, 621/623/625 NW 11th Ave, 703 NW 11th Ave, and 704/706/708 NW 10th Ave; case LD26-000019 (B) / 2026-425] This document details a rezoning request for multiple parcels in Gainesville, Florida, to change zoning from Urban 2 (U2) to Urban 4 (U4). The project, named 'The Melrose Places,' involves approximately 1.39 acres across four parcels (09728-000-000, 09729-000-000, 09716-000-000, and 09721-000-000). The proposed change aims to create consistent zoning across the larger development site to support redevelopment. The current Future Land Use (FLU) is Residential Low (RL), and the proposed FLU is Mixed-Use Office/Residential (MOR). The rezoning is concurrent with a land use amendment request. The City Plan Board staff recommends approval, finding the change compatible with surrounding uses and consistent with the city's comprehensive plan for infill development and mixed-use growth. No specific development is proposed with this rezoning application, but future development could include residential and mixed-use components. [09728-001-000, 09728-000-000, 09729-000-000, 09716-000-000, 09721-000-000; case LD26-000019] This document details a rezoning petition (LD26-000019) for multiple parcels totaling approximately 1.65 acres, with the proposed change from Residential Low-Density (RL) / U2 zoning to Mixed-Use Office/Residential (MOR) / U4 zoning. The project is referred to as 'The Melrose Places'. Environmental review found no significant constraints related to flood hazards, karst features, major topographic limitations, or documented rare species. However, an archaeological assessment will be required due to the site's historical context associated with the Bailey Plantation. The document also outlines various land use categories, zoning districts, permitted uses, and building form standards within the city's Land Development Code, providing context for the proposed rezoning. [615 NW 11th Avenue, 621 NW 11th Avenue, 703 NW 11th Avenue, and 704/706/708 NW 11th Avenue; case LD26-000019] The Melrose Places project involves a rezoning and future land use map amendment for multiple parcels totaling 1.64 acres. The proposal seeks to change the Future Land Use from Residential Low Density to Mixed Use Office/Residential and rezone from U2 to U4. This change aims to increase allowable residential density from 15 to 20 dwelling units per acre and introduce limited nonresidential office uses. The project is described as an urban infill redevelopment. Public workshops were held on January 9, 2026, and February 5, 2026, to inform the community. During the January workshop, attendees asked about tree canopy requirements and future public input opportunities. During the February workshop, a participant inquired about the impact of the proposed changes, while another expressed support for the project and increased housing options. The project is considered consistent with the Comprehensive Plan, promoting mixed-use, walkable neighborhoods and efficient land use. [Located between NW 6th St. and NW 8th St., and between NW 10th Ave. and NW 4th Ave.; case 2026-425A] This document details a neighborhood workshop and the application for a Small-Scale Future Land Use Amendment and companion zoning change for a project called "The Melrose Places". The applicant, JBPro, representing G1K Development and Melrose Place LLC, proposes to change the Future Land Use designation of four parcels totaling approximately 1.65 acres from Residential Low Density to Mixed Use Office Residential. This change aims to allow for increased flexibility in development, including a maximum density of 20 units per acre and potential for office, professional, and service uses, with a maximum building height of three stories. The zoning is proposed to change from Urban 2 to Urban 4 for these four parcels to match an adjacent parcel. A fifth parcel, already Urban 4 and Mixed Use Office Residential, is not part of the amendment. The project is located between NW 6th St. and NW 8th St., and between NW 10th Ave. and NW 4th Ave. in Gainesville, FL. A resident named Robert expressed concerns about increased traffic and the impact on the existing neighborhood character, questioning why the development was proposed to move inward from the main corridor. Another attendee, Adrian, supported the proposal, citing the need for housing affordability and walkability. The next steps involve review by city staff, followed by hearings before the Planning Board and City Commission. [Located between NW 6th St and NW 8th St and NW 10th Ave and NW 11th Ave; case 2026-425A] The Melrose Places project involves a Future Land Use Map change from Residential Low Density to Mixed Use/Office Residential and a Change of Zoning from Urban 2 (U2) to Urban 4 (U4) for four parcels totaling approximately 1.65 acres. The rezoning aims to allow for increased residential density and support redevelopment of an underutilized site, promoting efficient use of public infrastructure and compatibility with surrounding areas. The proposed changes align with City of Gainesville Comprehensive Plan policies encouraging infill development, compact urban form, and efficient use of existing infrastructure. Future development will be subject to site-specific review and applicable development standards. The project is located near a bus route (line 6) and activity centers, supporting elderly-oriented housing and infill development. The analysis indicates consistency with various city elements including potable water, wastewater, solid waste, stormwater management, public schools, recreation, and transportation, with all future development required to demonstrate compliance with adopted level-of-service standards. Public comment sentiment is not stated in this document excerpt. [615 NW 11th Ave, 621/623/625 NW 11th Ave, 703 NW 11th Ave, and 704/706/708 NW 10th Ave; case LD26-000019] Rezoning request for four parcels totaling approximately 1.39 acres, located at 615 NW 11th Ave, 621/623/625 NW 11th Ave, 703 NW 11th Ave, and 704/706/708 NW 10th Ave. The proposed change is from Urban 2 (U2) zoning to Urban 4 (U4) zoning. The applicant is RSDP Group LLC, G1K Development LLC, GIK Development LLC, and The Melrose Place 1 LLC. The City Plan Board is considering this rezoning request. [±0.01-acre portion of SW 5th Avenue right-of-way, north of parcel 13152-000-000, between SW 10th Drive and SW 10th Street; case LD26-000007 (File Number: 2026-426)] Request to vacate a ±0.01-acre portion of SW 5th Avenue right-of-way, located immediately north of parcel 13152-000-000, between SW 10th Drive and SW 10th Street. The applicant is eda consultants, inc., on behalf of Five & Dime of Gainesville, LLC. The purpose is to incorporate existing building encroachments into the parcel and allow for additional redevelopment flexibility. The City Plan Board staff recommends approval with a condition for the applicant to pay all costs associated with relocating public facilities, infrastructure, and utilities. [SW 5th Avenue ROW between SW 10th Street and SW 10th Drive, adjacent to 504 SW 10th Street; case LD26-000007] This record details a petition to vacate a portion of the SW 5th Avenue Right-of-Way (ROW) adjacent to tax parcel 13152-000-000 at 504 SW 10th Street. The purpose is to remove existing building encroachments and increase redevelopment potential. The project is within the University Heights Special Area Plan overlay, which encourages new development. Staff recommended approval with a condition that the applicant pay for all costs associated with relocating public facilities, infrastructure, and utilities within the vacated ROW. The decision was to approve the petition with the staff-recommended condition.