Alachua County passes motion aimed at affordable housing, developer flexibility

The Alachua County Board of County Commissioners (BOCC) directed staff to move forward with a series of housing policy changes that aim to increase affordable housing, add flexibility for developers and comply with new state laws. 

For around three hours at Tuesday’s special meeting, the commissioners heard presentations, listened to public comments and discussed options relating to affordable housing.  

The BOCC unanimously approved a motion for staff to bring back potential housing policy changes in five focus areas. Any changes will need further votes at regular meetings.  

Commissioner Anna Prizzia proposed the motion, and Commissioner Ken Cornell seconded it.  

The first part of the motion would require inclusionary zoning for developments that ask for urban cluster expansions or upzonings.  

The county has several areas on the edges of the city of Gainesville that it considers the urban cluster. The BOCC allows higher densities in these areas to promote growth. 

County staff said not many developers ask for an expansion of the urban cluster or an exemption to have higher housing density than allowed. But for the developers who do ask for these changes, the county could require that 10% of the additional units be set aside for affordable housing—known as inclusionary zoning. 

The motion also directs staff to focus on 80% of the area median income or below for affordable housing.

For unincorporated Alachua County, 80% of the area median income is $48,560 for a single person household. For a two-person household, the 80% income is $55,520.  

These inclusionary zoning units within the development would need to stay for 30 years, according to the BOCC. Different local governments set different limits, requiring 20% of units be set aside for affordable housing or only a 10-year limit for how long they must remain affordable. 

In the city of Gainesville, the City Commission approved inclusionary zoning for any development with 10 or more units. The city opted to require the developer to set aside 10% of its units for those at 80% area median income.  

The city’s inclusionary zoning policy received a 6-1 vote in January. City staff said the proposal should return in the coming months for a final first and second reading.  

Another part of the BOCC’s motion adds flexibility for developers pursuing transit-oriented developments (TODs) or traditional neighborhood developments (TNDs). 

Both of these options require a certain amount of non-residential space within the development—retail, food, finance, etc. According to county staff, developers can face difficulties finding tenants for the non-residential space.  

So, staff suggested giving developers the option to build affordable housing units instead of the non-residential space.  

An example given by staff would reduce the non-residential requirement by 1,000 square feet for each affordable unit built. A TND with 200 units could eliminate its non-residential requirement by building 20 affordable housing units.  

Another part of the motion direct staff to bring back code changes that would ensure Alachua County follows Florida’s new Live Local Act.  

Finally, staff would also bring back options for how Alachua County could assist affordable housing developers in paying impact fees required by code. These fees are mandatory for developments and can cost thousands of dollars, increasing the pass-through cost for future tenants.