PC14 and PC15 Dominium Enclo affordable housing

2:53:17Mr. Chairman the next item is P fourteen and that will be presented by Hyatt Mazilli.

2:53:24Okay.

2:53:35Good afternoon. Hi, it Miz Ellie, Planning and Development, and I will be presenting item PC fourteen. PC fourteen is actually PDD twenty-three zero one nine zero. It's a small-scale comprehensive plan amendment in the name of CPAS twenty-two twenty-nine, the Minium encloed. Let's start with the project overview. The applicant is proposing a small-scale comprehensive plan amendment to change the future land use from REST 6 to REST 24. And the intent of the

2:54:05increase in density is to allow for the development of a maximum 228 multifamily apartment units on approximately 17.87 acres. Yeah. I must add that um this project is gonna be hundred percent affordable and it is supported by community development as a um affordable housing product. The subject's property is

2:54:35located north of Enclove Boulevard and east of Sweet Briar Drive in Holiday. There is a companion rezoning petition in the name of RZ7703, Dominium Enclo. Which will be presented to you after this.

2:54:51All right, let's explore the site location. The subject property is located in the urban concentration area within the West Market area as shown on this map.

2:55:05This is an aerial view showing the exact location of the subject site. It is actually located on a school board surplus property just east of Sweet Briar Drive. This subject's property is currently vacant.

2:55:23And this is a context map showing the local context and the existing conditions surrounding the subject site. As you see on the map, there are three existing schools. Within one thousand feet of the subject site.

2:55:41Paul, R. Smith Middle School is directly to the west. Anclo High School, Northwest. Gulfside Elementary is southwest.

2:55:54the subject site abuts Holiday Lake West neighborhood to the south. Duke energy property is to the west. I'm sorry, to the east. And that to the east of the Duke Energy Property Holiday Lake Estates neighborhood.

2:56:11The Coastal Enclo Trail is uh to the west of the subject's property and it runs along Sweet Briar Drive. the east side actually of Sweet Briar Drive connects to Anklow Boulevard. And extends all the way to the east. Not all the way actually, but there are plans in the twenty forty five LRP to extend the trail all the way to Alt nineteen to the east, somewhere

2:56:41around here. So as you can see on this map, the subject site is surrounded by single family dwellings. And the proposed development will bring a different housing product to the area. And it is compatible with the character of the area and consistent with the residential component.

2:57:06This is the existing future land use map showing REST 6 as the existing flu. REST 6 is also to the north. East. And west of the subject site, res nine is to the south. And to the far east of the subject site.

2:57:28This is the proposed future land use, show in Rust 24 as the proposed flu. This flu classification is a compatible transitional land use to the surrounding residential uses. And this compatibility is, of course, conditioned with sensitive site designs, such as sufficient landscape buffers, as well as limited building heights.

2:57:58Existence zoning on the subject site is an expired MPUD. So the West is an M P U D. To the north and to the east is a C and to the south R four.

2:58:13Planning and Development found the proposed amendment to be consistent with the following comprehensive plan policies. Rest twenty four. Policy flu eight one one, West Market Area Establishment. So, the vision of the Westmarket area is to provide good quality, affordable housing choices and to disperse them within neighborhoods that have easy access to public facilities and services. The proposed project. Is Aligning with

2:58:43this vision because it will provide much-needed 100% affordable housing to residents earning at or below 60% AMI. And it is located in an area that has already exist in public facilities and infrastructure. Policy flu one four one point four point three, transitional land use, as I mentioned. Res 24 is a compatible transitional land use to the surrounding area. Policy flu 917,

2:59:14urban service area. Like I mentioned again earlier, the subject's property is located within the urban concentration and service area. This area is intended for more dense and intense development. Also this area already has existing infrastructure that can accommodate development ready sites. So the proposed project Is that the right-of-way? Or it's more okay, so it's more cost effective for the county to

2:59:45locate or direct high density development to areas where there's already existing public services and infrastructure. Policy HSG one one two comprehensive plan amendment request uh for any increase in density must be supported by um

3:00:04Analysis of the growth trends in the area, and the applicant provided a residential market trends analysis which included data showing increasing trends in population and housing demands. So the area needs this proposed increasing density and this project. With that P D D Recommend the LPA to find the proposed amendment consistent with the comprehensive plan and recommend approval for the Board of County

3:00:35Commissioners.

3:00:36Mr. Chairman So there is a companion P D for this application. You do have to act on them separately, but you do have the ability to open up the public hearing for both items at the same time. Yeah. It's up to you. But if if you want to do that you would have to hear a presentation on Fifteen as well. Okay, that probably makes sense.

3:01:00Okay. Do you have any questions?

3:01:02Right where you are. Start again.

3:01:04No, not me. Actually William Vermillion will be doing the M P U D.

3:01:09Okay, William. It's ten team, Matt.

3:01:17Good afternoon, William from Million Planning and Development. Uh this is the accompanying Master Planning Unit Development rezoning for that comprehensive plan amendment. This is uh PDD 237703. Location map you guys just saw this one. So this is a rezoning from MPD to MPUD. It's only expired on Bluffs at Gulf Side M Pud. And this is a max of two hundred twenty eight multifamily dwelling units on approximately seventeen point eight seven acres at fourteen ten Sweetbriar

3:01:48Drive.

3:01:51Location map.

3:01:53This is the uh the same location map you guys just saw for context.

3:01:59zoning map. To the north is AC. Uh to the south is R four. To the west is M Pud and to the east is also R four. This is the future land use, which is currently six. You guys saw the comprehensive plan amendment to change that to twenty-four. So the the applicant is proposing two variations from the land development code with this project. The first being from 9016 D 11 street design and dedication requirements. Do

3:02:30not provide interconnects to the easter to the south. And from section eight oh five point six restrictions on post-development wetlands and upland buffers. To allow for a variation from the LDC requiring the establishment of an HOA or C D D. Uh PDD uh has no concerns recommending approval on any of these variations for the following reasons. Um Like I like you guys saw on the previous map Uh the Duke Energy property is directly to the east,

3:03:00and there's an existing Platted neighborhood to the south.

3:03:05Or to zoom in on the property directly adjacent to the Duke Energy that's owned by Pasco County Facilities, and directly to the east of that is a platted lot owned by a vertical bridge. they use that to access the cell tower to the north of the property. The applicant is uh exploring at PSP PDP to provide an emergency access connection. across the Duke Energy Easement and the Vertical Bridge Land, but

3:03:35of course that's subject to cooperation with Duke. So this is the master plan. I know it's tough to see, so next slide. This is zoomed in. With the legend you can see the boundary there by the hatched lines.

3:03:51And this is that potential emergency access that the applicant's talking about exploring at the uh at the site development stage.

3:04:04And like like uh like Hyatt just said, a hundred percent of these dwelling units will be set aside for residents earning uh at sixty percent or below the area median income based on. the Tampa Metropolitan Statistical Area. Uh also due to its proximity to the coast, uh they will be paying into the hurricane preparedness and mitigation fees. Pursuant to L D C Section eleven oh three.

3:04:32And they

3:04:34They will also comply with LDC Section 1103 hurricane hazards prior to preliminary site plan. They will be required to submit a site-specific evacuation plan that will be prepared and approved by the Office of Emergency Management. That's found in conditions 33 and 34. And I know that in the past You guys had some questions about the enforcement mechanism for affordable housing. Um The enforcement mechanism in this one is in thirty six A in your conditions. Um Other than that. If

3:05:05you guys don't have any questions for me.

3:05:08I have one question. Bleen, could you address um How the Students from this Project will get

3:05:18Absolutely. I have that written here. Actually, in condition 15, the applicant is providing an eight-foot multi-use path.

3:05:29at the south portion of the property there with that arrow. And that's gonna allow the kids to get to that existing school site. as well as a five foot sidewalk on the north Which will take you out to Sweet Briar, which you can cross. There's already a pedestrian crossing there to get to the Anclo Trail.

3:05:47Okay.

3:05:50On the south side of their driveway.

3:05:53Maybe Op can clarify this, but 'Cause that interconnection point you're showing there looks like it goes to a wetland.

3:06:05Oh yes, south side of the driveway,

3:06:07correct.

3:06:08Okay.

3:06:11Okay. So the south side of the driveway will have an eight foot trail that connects to the school

3:06:17And the enclave trail? Uh it won't connect directly to the enclow trail. It will connect to Sweet Briar where there's already a pedestrian crossing to get to the Enclave Trail. Okay. The answer to my question. Okay. Mm mm. Uh I will also say there was some some citizens that had reached out that were worried about trees coming down prematurely last week. I had myself went out to check out the property. It was just dew clearing power lines. F on their own property.

3:06:46Okay.

3:06:46Thank

3:06:47you,

3:06:47William. Thank you for questions.

3:06:50Okay.

3:06:50I also want to add that for the record there was a um ex parte form um with uh Mr. Williams.

3:07:01Okay, Mr. Williams. Mr. Gadd and I received an update this morning on the project since the school board owns that property.

3:07:09Barbara Will High 6327 Grand Boulevard for the applicant. My client is going to do the presentation today. I'm honored to represent this client, high quality affordable housing developer. She knows it all. Um they've done it all. And we're we're I'm proud to have them here in Pasco County. I've been doing this a very long time and this is the first project I've got to represent like this that we really need. I had a meet I set up a meeting with Andrew Fossa in your emergency management department and he said, Barbara, nobody's ever come to meet with us before. Well we

3:07:39want to get ahead of the evacuation plan. And when I sat in that meeting Katessa and her staff. proposed a evacuation plan and Mr. Fossil looked at it and goes, Nobody's ever proposed one before.

3:07:51And

3:07:51he said, We're gonna can we use this one as the model for everybody else. So I just I tell you that story because this is a client who knows what they're doing and is going to get ahead of issues. Um and you'll see in the presentation that uh this is something you're gonna be proud of as well. Thank you.

3:08:09Thank you, Barbara. My name is Katessa Archer. I'm a Senior Development Associate with Dominium, located at 375 Northridge Road, Suite 500, Atlanta, Georgia, 30350.

3:08:24So I'm pleased to present to the commissioners today regarding a 228-unit affordable multifamily project in Holiday, Florida. I'll pass through a lot of the location attributes because the staff did a really good job of highlighting where the site is. Specifically, I just wanted to call out its proximity to 219, which is why it's been an attractive property from the development perspective as well. the massive growth that is happening on that corridor. Our proposal, like I said, is a 228-unit

3:08:54multifamily affordable project. It will be comprised of two three and four-bedroom units: 122 bedrooms, 84 three-bedrooms, and 24 four-bedrooms, with uh and the building type is three-story walk-ups. So 100% of the buildings will be walk-up type product, and we have around seven. but we have seven buildings with one clubhouse. The target resident base for this development is a family workforce community set aside both income

3:09:25and rent restricted at 60% of AMI. I will get to a slide that explains that in more detail, but just wanted to call that out on the front end of the presentation.

3:09:37So, as shared previously, we're looking for approval of a small-scale comprehensive plan amendment from RES 6 to REST 24, in addition to approval of a rezoning from an existing expired MPUD to an MPUD for 228 multifamily units.

3:09:54One thing I wanted to call out that wasn't explicitly described as a part of the staff presentations are the transitional land use for this property is in compliance with the 2025 comprehensive plan. Specifically, if we go to the next slide here, you can see a table that has been printed as a part of that document that shows that the 24 res use that we're proposing here. Is compatible from the change with the existing residential uses surrounding the site.

3:10:27So, this is the original site plan, and I like to tell a bit of a story with this because we have been discussing and kind of working with the county in addition to neighbors, in addition to the school board, on this proposed site plan for around nine months. We got this site under contract back in August of last year. So you can imagine there's been a lot of thought, a lot of conversations. But I wanted to show the original site plan because from those conversations we have made some pretty considerable changes to the site plan to accommodate both additional

3:10:57landscape buffers on the site and building setbacks to better help with the transitional use from the single family homes to the multifamily space. Specifically, as you can see on the site in the lower, if I look on Plan South, that building, as we originally proposed, was in compliance with the county's requirements for purposes of setbacks at 15 feet. And after conversations, we held we reached out to neighbors, we received some questions surrounding the project in addition to opposition with

3:11:27the project. And as we received that correspondence, we did hold additional neighborhoods, we call them kind of walk-ins. So I made myself available in Newport Ritchie for residents of the neighbors that are directly abutting our site. Yeah. I don't know if it's there. Oh, this is nice. We need these. Sorry. These neighbors directly abutting our site here that we invited to come have conversations with us surrounding our project. And some of the feedback, we had three residents who ended up attending.

3:11:58And some of the feedback was is can we can we do better on the setback of the buildings? And so as a result of those conversations and conversations with The county. We were very excited to essentially move that building that originally was 15 foot setback from the existing residential community, which now offers buffers setbacks of, oh now it's that. Oops, sorry. There we go. Okay. Um, which we have varying setbacks

3:12:28on the site now for the buildings. The closest buildings to these residential neighbors is around 30 feet. And these buildings, which originally were proposed at 15 feet, this one specifically, is now over 90 feet away from those residential neighbor neighbors behind us, in addition to a 15-foot landscape. Buffer and six-foot concrete masonry wall that we will be in charge of building and will be on our property line.

3:12:57So I'm just gonna walk through these quickly. I know I only have a few minutes here. So, like I said, it's a 228-unit family project, two, three, and four bedroom units. We have the 15-foot landscape buffer at the south south of the property with the CMU walls. Other feedback that we received that I think this slide really calls out greatly is we went into conversations with the school district after. Additional feedback from community members and have also proposed entering into an easement

3:13:27with them to extend our property line ends, as you can kind of see, where it creates a corner. But that's now gonna have an extension of a landscape and the CMU buffer to further protect the last home from the residential neighborhood that formerly abuts. our site as well. So we are excited about that change and I just wanted to call it out on this rendering.

3:13:52So in addition to that, all three-story buildings are sloping roofs with stucco and stone accents on the exterior. And the top of our roofs reach around 47 feet. However, county interpretation of roofs is different than that. So technically how it will be recorded is less than 47, but to the to the top of the pitch there, it will be around 47 feet.

3:14:19And then in addition to that, I think the only thing I'll add is the architectural design and aesthetic, and I'm saying this on behalf of my architect, is contemporary with traditional roof bracket elements. And this is a photo of our clubhouse.

3:14:36And within our clubhouse, we have some really high quality amenities. And one thing I like to stress as a part of these conversations is that affordable housing should never look like affordable housing. And that's really the way that Dominium approaches our developments. We believe in high quality, we believe in adding value to the existing neighborhoods, and we believe that our projects are a great representation of why this type of housing. is incredibly important. And the first interpretation of what that's going to be is how the buildings look. So within

3:15:06all our properties, we're going to have a pool, we'll have a business center for residents, a really nice community room consistent with market rate multifamily projects. Playground, grill, pavilion area, a fitness center, there'll be a yoga and cycling studio as well on this project, in addition to really nice green spaces and landscaping on this deal as well. And then I'll just address quickly just a little bit about us. Dominium is an owner and

3:15:36manager of affordable housing. So once we build this project and develop this project, I will also be responsible for managing this project. We own and are mandated by federal law to own properties for at least around 10 years, but Dominium's long-term plan is at least 15 years of ownership on these deals. Which I think makes us a really unique asset to the community because a lot of the uh you know, a lot of the issues that surround multifamily projects has to do with how they're managed. And we can answer to those issues

3:16:06if things come up, which I don't anticipate they will at all. But from an affordability standpoint, like I stated earlier, 100% of the units are set aside at 60% of AMI. The affordability term will be a minimum of 30 years on this project. And that's as a result of receiving a preliminary ship allocation and the compliance requirements with that type of funding from the county that the project has preliminarily received. And then in addition to that, it will be income and rent restricted.

3:16:37So what that means is

3:16:41We will be required to rent our units to individuals who make at or below the stated levels of their family household size. So generally with this project being two, three, and four bedrooms. We will have incomes of families that range from $41,000 to up to $60,000 and potentially higher than that if for some reason there's a family that qualifies to have, you know, potentially eight residents in their unit. That's very rare with four bedrooms, but

3:17:12that would be a possibility on this project. In addition to that, the proposed rents, which I get the most excited about as someone who knows Pasco really well and understands kind of where market rate rents are, will between ten will be between 1061 for a two-bedroom and then up to 1379 for a four-bedroom. And when you look at market rate rents, ooh, sorry. Oh, it that slide's not there. But when you look at market rate rents in Pasco, that's that's clearly showing that there's about

3:17:42a $600 to $1,000 difference between where our rents are gonna be set aside versus where market rate rents are currently being reported in the county. So I'm happy to answer any questions. That's all I had today.

3:17:56I have a question kind of for Mr. Williams. Is Is this something that's gonna benefit employees like teachers or another employees of the school? I mean, I think that's a good thing. Are their salaries such that they'd be able to live here?

3:18:12I would think so. But that th I would think those would be opportunities for especially our school related personnel would I would think would qualify for for these some of these units.

3:18:26Speci Yeah, so we've looked at that and they will qualify, especially for administrative staff within the school district and at the county government level. Um another piece is is obviously if a teacher or some type of administrator is a single income household, oftentimes they'll qualify for these types of units despite them being a sole earner. Their family household size is also inclusive of their staff in addition to um their children.

3:18:54I guess what I'm really asking Chris was that was that part of the school district's goal when they came sold this property or got it put it under contract to provide some workforce housing.

3:19:04That was not strictly our goal. We surplused the we had the school board surplus this property several years ago and since that time we've been looking for a buyer, but we were excited by the fact that that Dominium came along and W um was interested in buying this property because it does provide some workforce housing and we think that's a great uh benefit to this area, the fact that there's three schools around there that um potentially employees would be able to afford these

3:19:34units and then be able to walk to any one of those three school districts. So that wasn't our initial goal, but we were certainly Certainly excited that Dominium came along and were able to partner and work out an agreement on this property with them.

3:19:52Okay. I do have one more question but it's for Barbara or Williams. But Okay,

3:19:57let me ask just ask you a question before you sit. Um uh will how many of these units will be affordable housing? All of them?

3:20:05All of them. A hundred percent of these units. Because I know

3:20:07it's not required that it be a hundred percent.

3:20:09Uh it's not required. Technically, in order to receive the federal tax credits that will be funding this deal, we have to at least set aside uh forty percent of the units to be affordable, but we elect to do a hundred percent because that's that's really our bread and butter and and where we specialize within the affordability spectrum.

3:20:27So what happens is someone moves up the income ladder, they're the One person household Starting I don't know, made I don't know what a teacher starts at but They they get in there, they qualify, they make fifty eight or fifty nine percent of the AMI and they qualify to get the Um Apartment. And then either through their success or perhaps marriage, they have a household with now a higher income So

3:20:58Does the income get re-evaluated each time the lease gets renewed? Or how's that work?

3:21:03No, so that's a great question. Um so that would be a detriment to the program because you're not stabilizing housing if we were to move them out as a result of income changes. Um so the one test that we have to essentially perform on them if their income limits from the initial lease change is that they can't make more than a hundred. And forty percent of AMI.

3:21:24Then what happens?

3:21:25And then at 140%, we would give them a year to find, you know, essentially a new place to live. Um, but 140% of AMI is is very high in Pasco County. And so at that point, you know, we're hopeful that they've moved on to potential home ownership options or alternative housing, you know, to potentially open up these units for purposes of folks who need. these rent restricted options as well.

3:21:50So can I ask a follow up question? Does that one

3:21:54Who who told you that it has to be sixty percent as opposed to eighty percent?

3:21:59So the the 60% of AMI, so within the affordable housing world, um, there's kind of two different set asides that qualify you for for affordability components. One is if we were to do an average income project, that would allow us to go above 60% up to like 80% of AMI, but you have to offset those higher units with lower set-aside units at 40% of AMI. And then the second option. is is is the designation I said. So the 40% of units at 60% of AMI to qualify

3:22:29for tax exempt bond financing first of all, and then the allocation of four percent tax credits on the project.

3:22:35Okay, so this is so you could get the tax exempt bond. That's you have to meet that threshold to get

3:22:41In order to get the tax exempt bond financing in addition to the federal ITEC credits, yes.

3:22:46Okay.

3:22:46Yeah, that's the minimum set aside for all of for an affordable project.

3:22:53Well so would this qualify for the same tax exemptions that are allowed in Senate Bill One O Two?

3:22:58Nope, it does not, unfortunately. So the this the workforce housing designation, which is what the state considers 60% of AMI, was not exempted from property taxes as a result of that bill passage.

3:23:13And this uh this these affordable housing figures, these have to remain for how many years?

3:23:19Uh a minimum, so specifically on this project, because we are we are hopeful that we will get a ship allocation of funding from the county, which is additional soft money, it will be a minimum of affordability for 30 years.

3:23:37So then it goes to market rate.

3:23:39It it could potentially go to market rate. We're a long-term owner and operator, and so at year 15 uh per the tax code, you're allowed to reinvest in the projects and get a new allocation of credits on the deal, which then would extend the affordability another 15 years after that. Um so oftentimes, especially with our new construction projects, we haven't had one aged year fifteen yet because we started new construction in the late kind of 2010 era, our prime goal would be to re-syndicate and reinvest in

3:24:09these projects, which allows them to continue to be a good reputa representation of both us and you know the public and private stakeholders that have invested in the project.

3:24:21Any other questions? I do have another question. Yeah, not for not not for her. All right. Great. I

3:24:27guess

3:24:28you're off the hot seat for a moment.

3:24:29Yeah, we'll see. Thank you.

3:24:32Okay, William could you come back up please?

3:24:35William or Barbara that should answer this question, but So The applicant just stated that they are providing a fifteen foot landscape bumper on the south side. I've been trying to scour the conditions of approval and I'm not I'm not seeing where that's actually required and I guess I need somebody to point that out to me because I'm not seeing it.

3:24:58Yes, I looked for that this last night as well when I was we were working on the PowerPoint and they were showing that to me. It's not there. But we will g we were gonna amend our master plan in between to provide that um landscape buffer, enhanced landscape buffer. But yes, it's not there.

3:25:14Okay. Okay. Glad I wasn't the only one that noticed

3:25:17that. Looked for it last night as well.

3:25:21And if I may add, uh on that landscape buffer that Ms. Archer pointed out, that's actually on school district property, obviously that has to go before the school board, but I would not anticipate any issue with that.

3:25:34So you won't pull one on us and yeah. I can't tell them how to I mean I can encourage them to vote for it.

3:25:46Okay.

3:25:49Mr. Chairman Mariano.

3:25:54Thomas.

3:25:55One second.

3:25:58Oh, I can see you couldn't see you right back there.

3:26:01We've got a handheld we'll bring you. Yeah.

3:26:06Mr. Wright, you

3:26:06don't have to come up, you can just Oh, thank you. That's fine, thank you. Hello? Can you hear me? Yes we can. Thank you.

3:26:14Welcome

3:26:15you, Mr.

3:26:15Wright.

3:26:16And

3:26:16can you have your name and address, please, Mr.

3:26:18Thomas Wright, [address removed]. Thank you. Okay, first off I'd like to know is where the entrance is gonna be to the project. Okay. And my concerns are traffic. I mean it's bad it's bad where we are now. Um getting out of Holiday Lake Estates. We got all the school buses. I can't imagine what it's gonna be like with all the traffic. That worries me. And um Say

3:26:50affordable income sometimes comes with a bad connotation, but it's gonna lower our property values. And uh the only reason I'm saying that was I was talking to a real estate lady who was selling a house. Quite a few homes are being sold in my neighborhood. And um I'm concerned about it lowering the value of our homes now. Um right now it's kind of at a premium and I'm thinking about selling if this goes through. And those

3:27:20are my comments.

3:27:21Sir, can I go back to your can I go back to your first comment? What what's the main road that you use to get to your house?

3:27:28I go to Holiday Lakes in nineteen.

3:27:32Do you use Sweet Briar Road Drive at all?

3:27:36No. The only time I the only roads I ever use is I go out Holiday Lakes, Anclote. From Holiday Lakes to Ancloat and then I go Bailey's Bluff to The um Pierre.

3:27:50Okay. Well I can tell you from you just look at the site plan, their main access is the sweet bar drive. Yeah, i their main access is the sweet bar drive. That's why I asked if that's the road you're using. Okay,

3:28:00because I no, because I couldn't see it. I don't know where the main Okay.

3:28:07So that's coming in on north of the school.

3:28:12Okay. Yeah, north of Gulf Side. Yes. South of Antioch. In between the middle of the room.

3:28:21Yep. And when y I don't even bother trying to get on the road or leave my house when the schools are letting out. Never mind the new traffic that's this is gonna cause cause school buses just don't stop. So there's certain times you can get in and out of the house as it is now. So

3:28:37Well evidently they're not gonna be on any of those roads, so Yeah.

3:28:40Well just a

3:28:41just

3:28:41a concern, that's all.

3:28:42Yeah. Absolutely,

3:28:43yeah. All right. Good question. Yep. Thank you.

3:28:46Thank you very much. Yeah.

3:28:51Thanks.

3:28:56Okay. Who's next?

3:28:57The next person is Cindy Anderson.

3:29:02Yeah. Is she in the audience or is she on WebEx?

3:29:07She's supposed to be in the audience.

3:29:09Cindy Anderson.

3:29:15Sound the halls for Cindy Anderson.

3:29:19Looks like there might be some other folks that didn't sign up that may want to speak based on seeing a hand raised.

3:29:25All right. Is there any who who else is is on on is is I I I I see your hand, I'll get you to you one one minute. Um Um so who else is on the list?

3:29:34That was those were the only two that

3:29:35signed

3:29:36up.

3:29:36Okay. So sir, would you like to speak, both of you? Or either one of you.

3:29:42So if you just come up and give us your name and address, please. Thank

3:29:45you.

3:29:47Hi,

3:29:47my name is Daniel Jwakin. I live at [address removed].

3:29:57I just wanted to uh make an uh point. That Like the other gentleman said, there's a lot of traffic already in that area. And when a hurricane comes, it's gonna be even worse if go for bit a hurricane comes. And If I I just want to ask you guys a question. If your house was right there. on that block over there on narcissistics.

3:30:27Which is gonna be r the apartments are gonna be right behind it. Would you want that? In your backyard? Well, that's what you're doing. Looking out when you go into your backyard and you see all these tall buildings? Is that your backyard? I live in not far from there. It's in it's a coup maybe a couple of blocks in now. It's still

3:30:44the backyard. No. Well if there's somebody here from Narcissus that wants to complain about that.

3:30:53Sir this is why I asked about the landscape buffer. I I mean th it is a legitimate concern, but I think that's why the applicant met with those residents and agreed to the Landscape buffer. So my that's why I was concerned that I didn't see it that landscape buffer out on any of the binding conditions.

3:31:15the school's already there and then the schools are talking they're always talking about how they're so overcrowded and now they're gonna bring in more people and it's gonna be even more crowded.

3:31:27I don't think these schools are overcrowded. Yeah, there's plenty of capacity in these schools.

3:31:33I mean it's It's ridiculous. I'm sorry.

3:31:39Okay.

3:31:40Yes, ma'am. Would you like to come up? Just as a curiosity, is there anybody here that lives on narcissists? Okay.

3:31:50My name is Barbara McGuinness. I live at [address removed]. There's Is going to impact me. I'm afraid that they're gonna You know they Even like he they were talking about too, Holiday Lake Drive. The buses use that and so do all the parents that are picking up the kids. They use Holiday

3:32:20Lake Drive more than they use Enclote Drive or Enclope Boulevard. when exiting off a sweet briar. It does bring an awful lot of traffic into our area. The kids exit. on Jambalanas, some of 'em walking. Which causes problems. We have enough problems right now with all the traffic. And the other thing too, was it backing right up to my house? We

3:32:51were told nothing would ever get built there. And there's there's swamps and stuff like that back there. I know there are alligators. I also know that there have been hogs back there.

3:33:04And coyotes and god only knows what other wildlife. Reason I know there were hogs is one got out and was coming through our development and ch tearing it all up.

3:33:16That won't be happening anymore.

3:33:19So I just wish, you know, they would think about Things like you think about things like this because of the difficulty it's making for other people. And like I said, I know for sure with this going up. the value of my house is gonna drop. An awful lot. Thank you.

3:33:40Can I ask Mr. Williams a question related to that testimony? Sure, absolutely. So Did the what was the school d when the school district originally bought the property, what was the intent intended use? of this this

3:33:53piece That we're talking about selling? So that was just all one parcel? It's one of those where We couldn't you know, we couldn't negotiate just not Uh

3:34:06y you had to you had to buy the whole thing.

3:34:08Right,

3:34:08exactly. But so Was there a plan to put athletic facilities there or retention or

3:34:16I mean we talked about a variety of things but but I mean ultimately we were able to accomplish um the middle school facilities where you see them. So that was just extra land to the east that

3:34:29we wound up.

3:34:32I mean we could have, but then it's not it wasn't really in close proximity to the school.

3:34:40So was there any ever any representation by the school board that it would be s Kept in its current state?

3:34:47No.

3:34:48Okay.

3:34:49And then also to confirm all all of those schools are not overcrowded at this point.

3:34:57Okay. Thank you.

3:35:03Okay. Is there anyone else wants to speak? Yes, please come forward.

3:35:15If we could have your name and address, please.

3:35:18My name is Linda Jorkin and I live at [address removed]. I've lived in my house for 36 years. We also now are starting to get a lot of crime in our neighborhoods. We don't need any more crime, especially from Section 8 homes. And that's what we're afraid of. It's gonna destroy our property value. I'm there too long. I wanna stay in my home as long as I can. And

3:35:48I don't want anything to destroy my property.

3:35:53Okay. Well you know this is not section eight.

3:35:56The lower co priced homes. From what I heard, it was Section eight, so I'm mistaken then. I didn't know.

3:36:02Yeah.

3:36:09It is. All right.

3:36:10Yeah.

3:36:10I am misunderstood. I everybody's been telling me Section Eight. You know what? That's

3:36:13a common misunderstanding, and I hope that they'll give you a better explanation when they come back up.

3:36:18Like I said, I just don't want to have my property on the I

3:36:21just totally understand that. Yeah.

3:36:23Hurt by that. Okay.

3:36:25Thank you.

3:36:29Okay. Anyone else? If not, we'll have the applicant come back up and Yeah. Yeah. Section eight and about evaluations. So forth. Um because I think that is an important aspect of the right-of-way.

3:36:44It is yeah, it's definitely an important aspect. Um Catessa Archer again and

3:36:50traffic if you can speak to that as well.

3:36:52Yep, I can speak. I tried to write down everything. So if I miss something, someone just let me know.

3:36:56If you

3:36:57if you miss

3:36:58anything, I'll remind you.

3:36:59Okay,

3:36:59sounds good.

3:37:00Um so in regards to the property values, this has been uh a very common Concern of residents and neighboring properties, especially for affordable projects that we run into all the time. And I can I can stand here and say I can provide you literature that disproves this, I'd be happy to do it. But really, what it comes down to in our analysis is the management of these developments and how they're kept up, impacts the value. And so one thing that we've made very clear

3:37:30as a part of this presentation, and I think that's just really important to establish from the perspective of property values, and then also to your concern on crime, is we are the owner and manager of this. And so we have staff on site for our projects from 7 a.m. to 6 p.m. six days a week. Sundays are the only one. Day where there is not staff present. Oftentimes they're the ones who are really doing an amazing job of making sure that our project is kept up. It's

3:38:01visually appealing to the community. It adds value to the community. We invest millions and millions of dollars to make sure that our representation of affordable housing is a value add rather than a value takeaway for everybody that's. In near proximity to our site. And like I said, there have been multiple different, you know, Harvard studies that have done analyses on making sure that affordable deals do not lower property values. We have internal studies, and I'll give you guys my card afterwards and be happy

3:38:31to send it to you. Internal studies that show that those property values do not decrease once the project is built. And then from a criminal crime Perspective just because they can go somewhat hand in hand, it is harder to qualify and live at our projects than it is to rent a market rate apartment. You have to pass a pretty significant criminal background check. You have to certify your incomes, you have to be making money in order to live at our projects, which with the exception of if you have a housing choice voucher, which the county does distribute

3:39:01to especially the disabled. community for purposes of having housing. Um and you have to complete a pretty extensive application to qualify for our housing. And ultimately when someone or a resident comes in and does all takes all those steps, their biggest fear is losing their housing. And the moment that they essentially do have a disruption whether it's themselves, whether it's their guests, whether it's their children. We don't tolerate that as an operator. It's

3:39:31a one-time rule. And so there are lease that is a lease violation that we will have the authority to essentially evict them as a result of that. Um, you know, that's not necessarily our preferred option, especially when you have conversations with people, understanding their circumstances, um, but that is within our power as the landowner. And, you know, I appreciate These folks coming up because you know, as things do happen, I hand out my card freely because I want to know about it. And we need to address it. And that's our

3:40:01responsibility as the operator. So for those two pieces, it really comes down to the property management. And from a property values perspective, for both market rate apartments, you can't really differentiate. It's a multifamily problem, and it comes down to how the property is kept up. similar to how single family homes would be kept up in nearby commercial and and other um you know real estate developments in in nearby areas.

3:40:27Traffic concerns, I think, are next. So this site will have traffic. We are adding, you know, 228 homes on this on this residence. Specifically from our traffic report, and I know that was provided as a part of the submittal documents for purposes of the rezoning and the small comp plan change amendment. We're looking at around 89 trips per day. Oftentimes our residents due to their incomes and the type of housing that they're working, it's a lot of shift

3:40:58work employees, oftentimes outside of you know school, whoever else lives here that qualifies, but oftentimes those AM and PM peak hours are not truly representative of our population because they're working at all different types of the day. In addition to that, we have had conversations both with the emergency services department and the neighbors regarding the concern for hurricane evacuation on Anclote Boulevard. And one thing that we've been able to do that Barbara stated that we

3:41:28provided is we require our residents to be moved, not moved out of their units, but you know. They have to leave their units 72 hours in advance of hurricane notifications. And so we try to get them out before the county would necessarily mandate that single-family homeowners get out. So we really don't want to be onerous from that perspective. It's in our best interest to make sure that our residents are safe and try to give that notification as early as

3:41:58possible. We mandate 72 hours, but we're talking to residents, you know, five to seven days in advance of a hurricane, which again, I'd be happy to provide that information. We just had four projects hit essentially by Hurricane Ian. And I was incredibly proud of our property management team and our maintenance teams to safely keep our residents safe throughout those storms.

3:42:24School capacity concerns. I know Chris says there there's capacity according to the county calculations we'd be looking at 92 students being added here, so I just wanted to add that as a part of the response. And then lastly, we did do a cultural resources assessment on this site. There was no state or federal species identified as a part of that. I believe as a part of our COAs, there's additional commitments from us as the property owner for further approval regarding those, but we have done the preliminary due diligence to confirm that those

3:42:54species were not present when the pro when the you know the folks that we employ to do that came. Came out to the site. So I think I covered everything, but happy to answer any other questions.

3:43:07Okay. So do we have other questions? Mm-hmm. Anybody?

3:43:14Okay, well we appreciate your presentation and I think it's important for the neighbors to know What type of projects going in there? obviously have to have sub you know, a substantial job if they're gonna even if they're gonna earn forty thousand dollars. Um, you know, that's a that's a pretty decent job for a single person.

3:43:35It is, and they have to they have to prove two times um that they can earn two times essentially, you know, that the rent payment in order to qualify to live at our projects.

3:43:47Right. So can I say something of the renderings on this project too, just from a visual perspective, are nicer than Many of the uh the market rate. developments that are that are in our county. So you're you're Your uh attention to detail is is well noted as well. That was

3:44:04pretty impressive. Um

3:44:07go ahead. You go out

3:44:08first. Uh so with regards to tra so um y you're you're still working on trying to make an interconnect on the East side of the property, correct. So that may potentially is that m gonna be more for emergency use or is that

3:44:21it's gonna be solely for emergency use and we're really interested in keeping emergency use out of um the neighborhood to our south. So that's why we're trying to work with the property landowners. We're in contact with Vertical Bridge, we're in contact with Duke. Um we think we can get everyone to the table to get that emergency access done because it's the best option for that area. Um but we just can't commit to that right now just because those negotiations, in my experience too, have fallen apart at the last minute. Um but we are actively working with them and there has been some,

3:44:51you know, positive feedback from all those groups that we can we can get resolution. And the emergency access will be gated. So there won't be any access other than for emergency vehicles.

3:45:02Except for an emergency. Yeah. So So um but so the primary access, the only access is gonna be sweetbrier, correct?

3:45:07That's correct.

3:45:08And eighty four trips per day was the uh the study?

3:45:11Yes, both AM and PM. Okay.

3:45:14Chris, does any of the school traffic get get onto their access areas at all on directly onto Sweet Briar? So all the all

3:45:23the um School traffic does. Now they now people do have opportunity, depending on how they're going, to get on to um Holiday Lakes drive if they're going out to the east to uh They're in their own car. Yeah. Or or a bus could go there, but um certainly um exiting the schools um they exit out on um Sweet prior.

3:45:54David? Can you go back to your whichever graphic you have that shows the landscape buffer.

3:46:01Yeah, no pro sorry, I don't know what

3:46:04Happened.

3:46:04There we go.

3:46:12So This one's probably better than some of the others. Um Was the commitment to the residents on Narcissus that This is a good one. once this this this landscaping sort of reaches maturity that you won't be able to s there won't be gaps in the

3:46:29Yes. Yep, that's the that's the I wouldn't say we necessarily committed that, but that's the intent of the the landscaping trees that we use in this area. It

3:46:37was the B buffer, right?

3:46:39Yeah.

3:46:39Which requires a fence or a wall or something like that.

3:46:42Yep, so in addition to

3:46:43there's a wall there you can see.

3:46:45Yeah.

3:46:47The reason I'm asking this question is because to Barbara's point about just depicting it on the plan Right. There might need to be some words to go with that in terms of a condition as to what exact buffer type we're talking about because If the representation to the residents was there would be It would basically be opaque. They wouldn't be able to see the apartment complex. I think there needs to be 'cause there's other renderings where I see gaps. That's my concern is that I'm not saying this one does, but there there's other Renue Ron G we're showing where that looked

3:47:17like there were Yeah, these little gaps are shorter vegetation and so I I think there needs to be

3:47:26I

3:47:26I

3:47:26think you can see it on that one actually.

3:47:28Yeah, so I think there needs to be some clarity as to what that landscape buffer is going to be.

3:47:33Okay.

3:47:34Um, not just in terms of showing on the plan a fifteen foot landscape buffer. I think there needs to be a verbal description of what that buffer type needs to be.

3:47:44Okay. We can discuss, we do have a landscaper engaged so that information is readily available. I just don't know specifically what the species and growth and what that progression looks like, but we can work on a site plan a site kind of a site exhibit that can show the mature growth and over time what that looks like as well.

3:48:03Yes. I I just I mean I do think that the w the residents or narcissists are probably gonna be the ones most impacted. And so they should have some assurance exactly what's going to be planted there.

3:48:14Okay.

3:48:16I think the

3:48:16key is that it's the B if it's the B buffer in the land development code that requires either a wall, fence, or a hedge that will achieve eighty percent opacity and six feet of height in less than a year. So Either way. It's a solid visual screen

3:48:37and the applicant can figure it out. My point is that Barbara made it sound like they were just gonna draw a line on the plan. I don't think that's enough. So

3:48:48Oh no.

3:48:51No, no, no. So it's it's a land enhanced buffer detail and it's got the detail of what they plant and where it has to be located and the wall and

3:49:01I'm I'm I was unclear because I don't have anything before me. I don't know what um

3:49:04I know.

3:49:06Okay. So I just want to make sure that the neighbors are getting what's been represented to them. And that it sounds like it's gonna be full opacity at some point. We just need to make sure the words and graphics match that.

3:49:17We'll make sure.

3:49:18Okay.

3:49:19I'll beat him up.

3:49:20Okay.

3:49:21She got that.

3:49:31Okay. Any other questions for any one Brad wants to make a comment?

3:49:35Yeah, I just want to comment on that. You know, um Commissioner Moody was was speaking about the type B buffer and that uh does have trees every 30 feet, and uh shade trees typically have a canopy of twenty feet. Uh so full maturity there's going to be some some small gaps in between there, but we can work with them at the enhanced buffer to reduce that a little bit. But even with the uh typical buffer, there's not large gaps there. Right.

3:50:02But they still end up with a fence or a wall or something.

3:50:04Yes, and the

3:50:05and the six foot

3:50:05uh six foot fence wall that's there too. This is the trees kind of get the top part and the wall gets the lower part.

3:50:11We need to crowd out the cre don't need to crowd out the trees.

3:50:14Right. We we that that's a balance that we have to have to work on. So we'll work on that with them though. Okay.

3:50:22All right. Anything further? Do

3:50:25you have something, Barbara?

3:50:27Thank you.

3:50:28Okay.

3:50:29Thank you.

3:50:30So I was just gonna comment on you know, just for the um the folks out there in in the audience and and listening. Um, you know, we we need workforce affordable housing. It's definitely a need. Everybody's talking about how rents have gone and uh it's starting to uh to push out the people in our areas that um that need to live here and work here. And so I'm I'm totally in support of those kind of projects. And actually with the the new Senate bill that that passed, uh there's possibility of something

3:51:00like this being built on commercial and industrial that we don't even have to uh approve or can't or don't even have the opportunity to get out here and and have our say on it. So the fact that this is coming before and this is a well thought out and well planned development is is all the the better. Um the only um and I and so for that I'll say I'm in support of the project. The only thing I will bring up is is the issue that's been brought up before. It's really not to the applicant, but more, you know, for the the BCC to to talk about and consider is

3:51:30the the comment that we're getting from uh first responders, specifically the sheriff's office. So um, you know, as we add density, especially high density projects, uh it creates an additional strain on our first responders and Um you know, having capacity, infrastructure capacity after the fact is one thing for traffic. That means you have to sit in traffic for a little while. Um but having infrastructure capacity for first responders after the fact is can be much more dire of

3:52:00a result. Um And so that's for what it's worth, uh you know, to go on the record d to say that uh Uh that's that's still a concern and that's something that our county needs to continue to look at. uh and address uh as we approve these other high density projects.

3:52:21Okay. Any other comments from Medias?

3:52:26All right. Well uh Having hear don't not hearing any, do we have a m

3:52:33motion? I'll make a motion to approve.

3:52:36Does that include

3:52:37the revisions to add

3:52:39the landscape buffer detail?

3:52:40With the original revisions to add the brand landscape buffer detail. And this is on uh This is approval for P fourteen and approval with conditions for P fifteen.

3:52:50Okay, let's do one at a time.

3:52:53Make a motion first on Fourteen M1. Give them the M PUD till you get the

3:52:59Yeah you have to do fourteen first. So let's do that. All right, let's do that. Motion to approve P fourteen.

3:53:05Okay, we have a second. Second. Okay. Further discussion?

3:53:10I'll just comment my personal feeling. about this is Providing a government subsidy for housing didn't make housing affordable. It just provided a subsidy. I said it before and I will say it again. If we want to make housing affordable It requires innovation. Changes to our land development code and changes to the building code. That being said,

3:53:41that's not an issue in this case. In the last case, and I made the same statement. there was a special privilege being requested by the applicant and that I get this density if it's market rate. And a higher density if it's affordable. Which I'll call subsidized. But that's not my job as a planning commissioner here. I'm to look at compatibility surrounding land uses and the like and I don't find this incompatible and I think they've made the case

3:54:11that the land use change is appropriate.

3:54:15So I'll take that as a second. Oh I already did. Oh you already did. That was just discussion. I thought that was a discussion. I thought that was three motions ago.

3:54:27Okay. All in favor? Signify by saying aye. Aye. Aye. Opposed? Like signed. Motion

3:54:33carries.

3:54:34Okay. And

3:54:34then I'll go on to make the motion to approve P fifteen with the uh addition of the verbiage for the buffer.

3:54:42That would say. Graphic and verbiage for the enhanced landscape buffer. For the graphic and verbiage of the enhanced landscape buffer.

3:54:51I

3:54:51will

3:54:51second that. Okay. For the discussion of that motion. Not all all in favor, signify by saying aye. Aye. Aye. Opposed, like, sign. Motion carries. Okay. All right. We're on to number two number whatever it is. I think uh

3:55:13I guess that's a good one.

3:55:16That's the right number. Yeah, I do. I I would like more

3:55:21more of these either. We're done before five thirty. I can find another application for your talking. I just need these beef sticks. Addendum addendum.

3:55:31That's