Category: Affordable Housing

Posted in Affordable Housing, BOCC, Comprehensive Plan, Florida Legislature, Politics, St. Johns County

Preemption Bills in the Florida Legislature

Posted on by Beth Tate

Bills that could impact local government’s decision making powers

Here are a few of the Preemption Bills I am watching. Reminder that Preemption Bills are State level bills that limit how local governments can make decisions based on local needs and preferences.

HB 1417/SB 1586 – Residential Tenancies

This bill preempts the regulation of residential tenancies and the landlord-tenant relationship to the state. What does that mean? Local communities cannot regulate any part of the “landlord-tenant relationship.” This includes setting caps on application fees and security deposits.

HB 1417 – Added to Civil Justice Subcommittee Agenda

SB 1586 – Introduced

HB 1515/SB 170 – Local Ordinances

This bill empowers business owners to sue cities and counties for passing ordinances that case the financial losses. Businesses can sue over “arbitrary or unreasonable” ordinances for up to $50,000. While the lawsuit is proceeding, the local government must suspend enforcement of the ordinance in question. The bill also requires local government to produce and post on the local website a “business impact estimate” during the drafting phase of the ordinance.

SB 170 Passed the Senate – sent to the House

HB1515 – added to Civil Justice Subcommittee agenda

HB 627/SB 102 – Live Local

This bill is intended to incentivize developers and local governments to build or refurbish affordable housing units. This would waive zoning requirements that prevent affordable housing units from being built. It takes away requirements for a zoning change or comprehensive plan amendment for multi-family or mixed-use residential projects in commercial areas if the project sets aside 40% for affordable housing. Also included are incentives and tax exemptions for developers who provide affordable housing.

HB 627 – Added to Ways and Means Committee

SB 102 – Passed and moved to the House

HB 359/SB 540 – Local Government Comprehensive Plans

Anyone challenging a local government for changing its comprehensive plan and then loses that challenge must pay the legal bills for the winner. This bill discourages small resident groups from challenging comprehensive plan changes

SB 540 – on Community Affairs Agenda 3/22/23 – 11:00 AM

HB 359 – Now in State Affairs Committee

HB 1293/SB 1212 – Affordable Housing

Providing that a provision authorizing the board of county commissioners to approve certain development projects does not apply in a specified area of critical state concern; providing that a provision authorizing a municipality to approve certain development projects does not apply in a specified area of critical state concern; providing that certain provisions governing awards made pursuant to local housing assistance plans do not apply to counties and municipalities within areas of critical state concern meeting certain criteria, etc.

SB 1212 – Introduced 3/7

HB 1293 – Added to Local Administration, Federal Affairs & Special Districts Subcommittee agenda

HB 235/SB 350 – Alternative Mobility Funding Systems

Revises requirements related to agreements to pay for or construct certain improvements; authorizes local governments to adopt alternative mobility planning & fee system; prohibits alternative system from imposing responsibility for funding existing transportation deficiency upon new development; revises requirements for calculation of impact fees; removes ability of local government, school district, or special district to increase impact fees in certain instances; provides requirements for mobility fees-based funding systems, mobility fees & fee increases; specifies criteria to be used in adopting mobility plan & mobility fee for transportation mitigation improvements; prohibits courts from using deferential standard for specified purpose; provides for specified mobility fee credits.

HB 235 – Added to Local Administration, Federal Affairs & Special Districts Subcommittee agenda

SB 350 – Introduced

HB 833 – SB 714 – Vacation Rentals

Requiring advertising platforms to collect and remit specified taxes for certain vacation rental transactions; defining the term “advertising platform”; revising the regulated activities of public lodging establishments and public food service establishments preempted to the state to include licensing; requiring advertising platforms to require that persons placing advertisements for vacation rentals include certain information in the advertisements and attest to certain information; authorizing the division to revoke, refuse to issue or renew, or suspend vacation rental licenses under certain circumstances, etc.

SB 714 – Now in Appropriations Committee on Agriculture, Environment, and General Government

HB 833 – First Reading 3/7/23

HB 439/SB 1604 – Land Use and Development Regulations

Revising the types of data that comprehensive plans and plan amendments must be based on; requiring local governments to determine if plan amendments are necessary to reflect a certain minimum planning period; requiring, rather than encouraging, a local government to comprehensively evaluate and update its comprehensive plan to reflect changes in local conditions; revising requirements for local land development regulations, etc.

HB 439 – now in Commerce Committee, Referred to State Affairs Committee

SB 1604 – Introduced

HB 41/SB 856 – Land Development Initiative and Referendum Processes

Revises restrictions on initiative and referendum processes. Another state preemption bill that prohibits local initiatives or referendums on land development regulations.

SB 856 – Introduced 3/7/23

HB 41 – Now in State Affairs Committee

All bills can be found at the following links:

Florida House of Representatives – Enter Bill number in search tool at the top of the page.

Florida Senate – Enter Bill number in search tool at the top of the page.

Posted in Affordable Housing, Essential Worker Housing, Growth & Development, St. Johns County

Summary of the St. Johns County February 21 Board of Commissioners Meeting

Posted on by Beth Tate

Last week’s Commissioner’s Meeting was a long day! Here are some of the highlights that may be of interest to the community.

Consent Agenda Items of Interest

Item #3 on the Consent Agenda is of interest to residents in the Northwest Sector.

This item was to approve the assignment of the Greenbriar Helow Development Agreement. Kevin Kramer of BTI Partners, one of the developers of the Greenbriar Helow project, spoke to the Commissioners. This marks the first payment to the county of $19 Million for the widening of 4 miles of Longleaf Pine Parkway. Commissioner Whitehurst highlighted that this project impacts his district and that the Commissioners did take a chance when they approved Greenbriar Helow in November. He is pleased to see the developer following through on the commitment. Coupled with Item 10 on the Consent Agenda, the county will now initiate the entire project for widening Longleaf Pine Parkway to four lanes from Veteran Parkway to Greenbriar Road. Construction is anticipated to begin within 60 days and take 18 months to complete.

Regular Agenda Items of Interest

Agenda Item 1 – Presentation of the St. Johns County Surplus and OPEB Investment Portfolios

The St. Johns County Board of County Commissioners Investment Policy, Section XVII Reporting, and OPEB Trust Investment Policy, Section XV, requires the Clerk, or designee, to prepare and submit a written report annually on all invested funds to the Board. Included in the report shall be a complete list of all invested funds, the name or type of security in which the funds are invested, the amount invested, the maturity date, earned income, the book value, the market value and the yield on each investment. PFM Asset Management, LLC, is the County’s investment advisor and has prepared the annual reports for the quarter ended September 30, 2022.

Presentation can be found at this link: Agenda Item 1

After the presentation of the Investment portfolios, questions were raised in public comment about funds that appear to be available to be spent on road projects. It was explained that these funds are held in reserve for specific projects and cannot just be reallocated.

Agenda Item 2 – Amendment to the Concurrency and Impact Fee Credit Agreement for Grand Oaks PUD revising required transportation mitigation and road impact fee credit amounts. Details below:

“Southeast Development Partners, LLC (Applicant) has proposed an Amendment to the Concurrency and Impact Fee Credit Agreement (PFS AGREE 2018-03) for the Grand Oaks PUD to revise the required transportation mitigation and road impact fee credit amount (Amendment). The Grand Oaks Comprehensive Plan Amendment (COMPAMD 2016-08), PUD (PUD 2017-02), and Proportionate Fair Share Agreement (PFS AGREE 2018-03) were approved by the BCC on July 17, 2018, for the development of 999 single family units (maximum 674 non-age restricted and 325 agerestricted), 100,000 sq. ft. of commercial space and 50,000 sq. ft. of office space. PFS AGREE 2018-03 included the requirement to construct the 4-lane widening of SR 16 from San Giacomo to the eastern (main) entrance to the Grand Oaks development, approximately 3.1 miles. The estimated cost of the widening was approximately $15,000,000. The required proportionate share was calculated to be $10,132,643. The applicant proposed in the companion comprehensive plan amendment (COMPAMD 2016-08) to contribute an additional $4,867,357 as public benefit with no impact fee credit for a total of $15,000,000 for transportation mitigation. Payments for each plat were required until the widening of SR 16 was designed (no more than 442 lots can be platted) and construction commenced (no more then 580 lots can be platted). Plats have been approved for 442 lots and mitigation totaling $5,040,000 has been paid and is being held in escrow. The Applicant is requesting to amend PFS AGREE 2018-03 to remove the requirement to construct the widening of SR 16 and instead pay the remaining transportation mitigation to the County. The total transportation contribution of $15,000,000 is being revised to include pre-construction costs/pond acquisitions of $2,100,000; therefore, the total funds to be paid would be $12,900,000. The Applicant is also requesting that the road impact fee credit amount be increased from $10,132,643 to $15,000,000. The Applicant is further requesting that the platting triggers associated with the design and commencement of construction of the widening of SR 16 be deleted.”

For background related to Grand Oaks – This PUD was approved by the County Commissioners in 2018 and included an agreement for the developer to widen 3.1 miles of State Road 16. The developer is now coming forward to say they should not be required to pay for the widening of the road because it was already deficient and not caused by the Grand Oaks Development. After much discussion and reviewing of the previous Board meeting where the PUD was approved in 2018, the Board unanimously voted to deny the request from the developer. The developer does need to move forward with the work to widen State Road 16.

Agenda Item 3 – ICI Middlebourne PUD – Major Modification to add a car wash facility in the Gate Property within the PUD and add landscaping requirements. This is specific to a parcel on the north side of Longleaf Pine Parkway and south of Veterans Parkway.

“Request for a Major Modification to the ICI Middlebourne PUD (Ord. 2018-29, as amended) to (i) add one land use, a Car Wash Facility, to the permitted uses within the PUD solely for the Gate Property; and (ii) add landscaping requirements and a related waiver for commercial and office parcels within the PUD property. The subject property is on an unaddressed parcel located on the north side of Longleaf Pine Parkway, approximately 650 feet south of Veterans Parkway. This item was recommended for approval by the Planning and Zoning Agency at their regularly scheduled public hearing on 10/06/2022 with a vote of 4 to 1. The Agency discussed the wetlands, trees on site, and the reduced buffer. This item was heard at the 11/01/2022 BCC meeting, where a Denial vote failed; the item was continued to a date uncertain and until a 5-member Board was seated. The Board discussed the existing wetlands, proximity to the residential neighborhood, noise, and landscaping.”

The Gate Car wash was approved 4:1 with Commissioner Joseph the No vote.

Public Comment:

General Public Comment began a little before the 11:30 time certain because it was a convenient time in the schedule. As has become a pattern, several residents of Marsh Landing appeared to provide public comment related to the on-going issues related to the Storm Water Management System in Marsh Landing.

Also present and presenting remarks was Trey Asner, the former Cultural Resources Coordinator for St. Johns County. Mr. Asner shared his concerns about the manner in which he departed his position. His remarks were picked up and covered by Action News Jax. You can watch the report here:

Trey Asner – Action News Jax Report

Other concerns raised were about the residency of our newest Commissioner for District 3, a storage building being constructed near a new development, and comments made by Commissioners at the hearing for the Public Housing Authority that were viewed as disparaging to county residents.

Agenda Item 7 – Workforce Housing Units – Proposal from the Northeast Florida Builders Association to modify the numeric percentage of dedicated workforce housing units in the Workforce Housing Zoning designation.

“This Comprehensive Plan amendment is a companion to an LDC amendment initiated by the Board at its regular meeting on October 18, 2022, and scheduled for first hearing at the February 21, 2023, BCC meeting. This Comprehensive Plan amendment changes two references in Policy A.1.11.1(m) to the numeric percentage of minimum required dedicated workforce housing units in the Workforce Housing Zoning designation and is required to maintain consistency between land code regulations. This CP amendment transmittal was heard by the Planning and Zoning Agency on February 2, 2023, and was recommended for approval with a vote of 6-0. Included in the motion was a recommendation of the proposed changes to the LDC Section 5.11.00 presented by NEFBA.”

Agenda Item 8 Workforce Housing Zoning Designation – Modification to the Land Development Code increasing the Maximum Initial Sales Price to $260,00 and decreasing the minimum percentage of overall units to 30%.

“The proposed amendment to the Workforce Housing element of Land Development Code, Section 5.11.00 increases the Maximum Initial Sales Price to $260,000 and decreases the minimum percentage of overall units to 30%. The Board of County Commissioners directed Growth Management to draft the amendment on October 18, 2022. The Planning and Zoning Agency recommended approval of the amendment with a 4-2 vote at its December 1, 2022 meeting.”

The NEFBA representative presented their rationale for their proposed changes to the County Ordinance for Workforce Housing. Their costs have gone up and they proposed these changes in order to continue to be able to build these homes at a profit.

TRANSPARENCY – I presented a statement on behalf of the St. Johns County Chamber of Commerce for Items 7 & 8. The Chamber is in agreement with 80% of the proposed ordinance but concerned about the price point of $260,000 and the reduction in the number of homes to be built from 40% to 30%.

Agenda Item 7 was approved 4:1 with Commissioner Joseph voting No and Agenda Item 8 was approved 3:2 with Commissioners Joseph and Whitehurst voting No.

There has been news coverage of the Workforce Housing Ordinance that can be viewed at these links:

News 4 Jax Coverage

Jacksonville Business Journal Coverage

Agenda Item 9 – Update on FEMA Category B Emergency Beach Berm for Hurricanes Ian and Nicole

Hurricanes Ian and Nicole inflicted severe impacts on Florida, resulting in a presidential declaration for federal assistance. FEMA’s Public Assistance program is a Federal grant to aid State and Local governments in returning a disaster area to pre-disaster conditions. The grant is provided to primarily address the repair and restoration of public facilities and infrastructure damaged or destroyed or the restoration of services that were negatively impacted. This update is focused on FEMA’s Category B Emergency Beach Berms. Specifically, eligible locations and volumes, resident easements, project cost, project funding, and project execution.

Agenda item 9 was approved unanimously.

Agenda Item 10 – FY 2024 Board of County Commissioners Budget Calendar and Initial Budget Guidelines

The Budget timeline was presented with budget workshops on May 22-24 in the administration auditorium.

Commissioner Reports

Considering the fatal accident at Pine Island Road and US 1 on the morning of the Commissioner meeting, Commissioner Joseph asked about a light at that intersection. There is on-going work to address this dangerous intersection and they are trying to prioritize efforts.

Commissioner Arnold raised a discussion point with the Board to put in place a reduced summer camp registration program at the Solomon Calhoun Center for the West Augustine residents to encourage enrollment.

Commissioner Dean brought forward the need to begin the work to update the Comprehensive Plan. Within 30 days staff will come back with a briefing on what needs to be done to update the plan. It is noted that the updated plan needs to be submitted to the state by August of 2024.

Commissioner Alaimo – Addressed the many public comments about his residency. He clarified that when appointed, a Commissioner has until election time to be a resident of the District. He also noted that he does have a home in the District and grew up in District 3.

Commissioner Whitehurst – Announced the Transportation Summit that will be held in the Auditorium on March 3, at 9:00 AM. A presentation from St. Johns County staff will be focused on strategic transportation infrastructure funding needs.

Invited participants at the Summit are:

  • U.S. Rep. John Rutherford
  • State House Speaker Paul Renner
  • State Sen. Travis Hutson
  • State Rep. Cyndi Stevenson
  • State Rep. Bobby Payne
  • FDOT District 2 Secretary Greg Evans
  • St. Johns County District 1 Commissioner, Chair, Christian Whitehurst
  • St. Johns County District 2 Commissioner, Vice-Chair, Sarah Arnold
  • St. Johns County District 3 Commissioner Roy Alaimo
  • St. Johns County District 4 Commissioner Krista Joseph
  • St. Johns County District 5 Commissioner Henry Dean
Posted in Affordable Housing, BOCC, Essential Worker Housing, St. Johns County

February 21 St. Johns County Commissioners Meeting

Posted on by Beth Tate

What you should know

What’s on the Agenda for the Commissioners next week?

Consent Agenda Items of Interest

There are two items on the Consent Agenda that are worth highlighting. Item 8 is authorization to execute the agreement between St. Johns County and the Florida Department of Transportation related to the construction and construction engineering inspection of four lanes connecting the end of County Road 2209 to State Road 16, approximately 3.26 miles of four lane construction.

Item 10 is awarding a bid and executing a contract to perform construction of the widening of Longleaf Pine Parkway to four lanes from Veteran Parkway to Greenbriar Road. Only Phase 1 can begin. The remainder must wait until payment from development agreements 2022-01 and 2022-02, due March 31, 2023.

Item 8:

The Florida Legislature allocated $8,000,000 in FDOT Grant Funds to St. Johns County for a portion of the construction of CR 2209. The funding supports construction and construction engineering inspection (CEI) oversight of four lanes connecting the existing terminus of CR 2209 to SR 16 approximately 3.26 miles. This item requests authorization to execute the Agreement between St. Johns County and the Florida Department of Transportation (FDOT) and to recognize the grant revenue and appropriate the funds for expenditure. No match is required by St. Johns County

Item 10:

SJC Purchasing issued an Invitation for Bids (“IFB”) for the widening of Longleaf Pine Parkway to four lanes from Veterans Parkway to Greenbriar Road. The project scope generally includes clearing, earthwork, paving, signing, pavement marking, drainage, and utility adjustments. All work is to be completed in accordance with St. Johns County, JEA, Florida Department of Environmental Protection (FDEP), St. Johns River Water Management District (SJRWMD), Army Core of Engineers (ACOE) and Florida Department of Transportation (FDOT) Standard Specifications and Permits. The IFB was advertised in accordance with County Purchasing Policy. Three (3) bids were received, with the lowest, responsive, responsible bid being from Baker Constructors, Inc. for a Total Lump Sum Amount of $14,899,000.00 for Phases I, II, and III. County Staff recommends Board approval to award Bid 23-35 to Baker Constructors, Inc., and to execute a contract for completion of the work as specified in Bid 23-35. However, only Phase I is authorized to begin work, until such time as the County receives payment of funds required under Development Agreements No: 2022-01 and 2022-02, at which point County intends to authorize Contractor to proceed with Phases II and III. The County is due payment from Development Agreements No: 2022-01 and 2022-02 by March 31, 2023. Due to their size, Exhibits are available upon request.

Public Comment Time Certain continues at 11:30 – 12:00 PM or at conclusion of the Regular Agenda, whichever comes first.

Regular Agenda Items of Interest

Agenda Item 1 – Presentation of the St. Johns County Surplus and OPEB Investment Portfolios

The St. Johns County Board of County Commissioners Investment Policy, Section XVII Reporting, and OPEB Trust Investment Policy, Section XV, requires the Clerk, or designee, to prepare and submit a written report annually on all invested funds to the Board. Included in the report shall be a complete list of all invested funds, the name or type of security in which the funds are invested, the amount invested, the maturity date, earned income, the book value, the market value and the yield on each investment. PFM Asset Management, LLC, is the County’s investment advisor and has prepared the annual reports for the quarter ended September 30, 2022.

Presentation can be found at this link: Agenda Item 1

Agenda Item 2 – Amendment to the Concurrency and Impact Fee Credit Agreement for Grand Oaks PUD revising required transportation mitigation and road impact fee credit amounts. Details below:

Southeast Development Partners, LLC (Applicant) has proposed an Amendment to the Concurrency and Impact Fee Credit Agreement (PFS AGREE 2018-03) for the Grand Oaks PUD to revise the required transportation mitigation and road impact fee credit amount (Amendment). The Grand Oaks Comprehensive Plan Amendment (COMPAMD 2016-08), PUD (PUD 2017-02), and Proportionate Fair Share Agreement (PFS AGREE 2018-03) were approved by the BCC on July 17, 2018, for the development of 999 single family units (maximum 674 non-age restricted and 325 agerestricted), 100,000 sq. ft. of commercial space and 50,000 sq. ft. of office space. PFS AGREE 2018-03 included the requirement to construct the 4-lane widening of SR 16 from San Giacomo to the eastern (main) entrance to the Grand Oaks development, approximately 3.1 miles. The estimated cost of the widening was approximately $15,000,000. The required proportionate share was calculated to be $10,132,643. The applicant proposed in the companion comprehensive plan amendment (COMPAMD 2016-08) to contribute an additional $4,867,357 as public benefit with no impact fee credit for a total of $15,000,000 for transportation mitigation. Payments for each plat were required until the widening of SR 16 was designed (no more than 442 lots can be platted) and construction commenced (no more then 580 lots can be platted). Plats have been approved for 442 lots and mitigation totaling $5,040,000 has been paid and is being held in escrow. The Applicant is requesting to amend PFS AGREE 2018-03 to remove the requirement to construct the widening of SR 16 and instead pay the remaining transportation mitigation to the County. The total transportation contribution of $15,000,000 is being revised to include pre-construction costs/pond acquisitions of $2,100,000; therefore, the total funds to be paid would be $12,900,000. The Applicant is also requesting that the road impact fee credit amount be increased from $10,132,643 to $15,000,000. The Applicant is further requesting that the platting triggers associated with the design and commencement of construction of the widening of SR 16 be deleted.

Agenda Item 3 – ICI Middlebourne PUD – Major Modification to add a car wash facility in the Gate Property within the PUD and add landscaping requirements. This is specific to a parcel on the north side of Longleaf Pine Parkway and south of Veterans Parkway.

Request for a Major Modification to the ICI Middlebourne PUD (Ord. 2018-29, as amended) to (i) add one land use, a Car Wash Facility, to the permitted uses within the PUD solely for the Gate Property; and (ii) add landscaping requirements and a related waiver for commercial and office parcels within the PUD property. The subject property is on an unaddressed parcel located on the north side of Longleaf Pine Parkway, approximately 650 feet south of Veterans Parkway. This item was recommended for approval by the Planning and Zoning Agency at their regularly scheduled public hearing on 10/06/2022 with a vote of 4 to 1. The Agency discussed the wetlands, trees on site, and the reduced buffer. This item was heard at the 11/01/2022 BCC meeting, where a Denial vote failed; the item was continued to a date uncertain and until a 5-member Board was seated. The Board discussed the existing wetlands, proximity to the residential neighborhood, noise, and landscaping.

TRANSPARENCY – I will be speaking on behalf of the St. Johns County Chamber of Commerce in response to Agenda items 7 and 8 below.

Agenda Item 7 – Workforce Housing Units – Proposal from the Northeast Florida Builders Association to modify the numeric percentage of dedicated workforce housing units in the Workforce Housing Zoning designation.

This Comprehensive Plan amendment is a companion to an LDC amendment initiated by the Board at its regular meeting on October 18, 2022, and scheduled for first hearing at the February 21, 2023, BCC meeting. This Comprehensive Plan amendment changes two references in Policy A.1.11.1(m) to the numeric percentage of minimum required dedicated workforce housing units in the Workforce Housing Zoning designation and is required to maintain consistency between land code regulations. This CP amendment transmittal was heard by the Planning and Zoning Agency on February 2, 2023, and was recommended for approval with a vote of 6-0. Included in the motion was a recommendation of the proposed changes to the LDC Section 5.11.00 presented by NEFBA.

Agenda Item 8 Workforce Housing Zoning Designation – Modification to the Land Development Code increasing the Maximum Initial Sales Price to $260,00 and decreasing the minimum percentage of overall units to 30%.

The proposed amendment to the Workforce Housing element of Land Development Code, Section 5.11.00 increases the Maximum Initial Sales Price to $260,000 and decreases the minimum percentage of overall units to 30%. The Board of County Commissioners directed Growth Management to draft the amendment on October 18, 2022. The Planning and Zoning Agency recommended approval of the amendment with a 4-2 vote at its December 1, 2022 meeting.

Agenda Item 9 – Update on FEMA Category B Emergency Beach Berm for Hurricanes Ian and Nicole

Hurricanes Ian and Nicole inflicted severe impacts on Florida, resulting in a presidential declaration for federal assistance. FEMA’s Public Assistance program is a Federal grant to aid State and Local governments in returning a disaster area to pre-disaster conditions. The grant is provided to primarily address the repair and restoration of public facilities and infrastructure damaged or destroyed or the restoration of services that were negatively impacted. This update is focused on FEMA’s Category B Emergency Beach Berms. Specifically, eligible locations and volumes, resident easements, project cost, project funding, and project execution.

Agenda Item 10 – FY 2024 Board of County Commissioners Budget Calendar and Initial Budget Guidelines

Agenda Items 11 – 14 – Consideration of appointments to the Health & Human Services Advisory Council (HHSAC), the Tourist Development Council (TDC), the Housing Finance Authority, and the Affordable Housing Advisory Committee (AHAC).

Agenda Item 15 – Time Certain to be heard at 5:01 PM

Second Reading of the Land Development Code Amendments for Veterinary Office, Animal Hospital in Office and Professional Services Use Category.

Posted in Affordable Housing, Essential Worker Housing, PZA, St. Johns County

St. Johns County Planning and Zoning Agency February 2 Meeting Summary

Posted on by Beth Tate

The February 2 St. Johns County Planning and Zoning Agency (PZA) was largely unremarkable.

During initial public comments, only one resident shared comments to essentially remind the PZA members that the Board of County Commissioners had voted down industrial development in an area zoned residential at their most recent meeting. This was interesting as there was no such request on the PZA agenda for the February 2 meeting.

Discussion on the Smith Borrow Pit was minimal, considering the previous presentation of this item in November. One comment of note was that while there would be noise and disruption for a period of time while the borrow pit was in use, the longer term implications of the borrow pit are a pond and no further infill development of residential or industrial. Perhaps something to consider when future requests for a borrow pit come forward.

The modifications to the River Town DRI and PUD turned out to not be as concerning as some residents had thought. The Abandoned Eagle’s nest referenced in the application turned out to be a nest that had been in a tree that had burned during a wildfire, so the protected designation was no longer needed. There was positive impact on schools as 770 residents to be built will be Deed Restricted for active adults thus lessening the impact on the local school crowding situation. There was little debate on approving this item.

The last two items of the day covered the request from the Northeast Florida Builders Association (NEFBA) to modify the County’s Workforce Housing Ordinance. This was originally presented to the Board of County Commissioners on October 18. The original request was to modify density requirements and to adjust the maximum initial sales price of Workforce Housing up to $270,000 while also reducing the % of Workforce Housing units to be constructed down to 20%. Commissioner Dean proposed a compromise at that meeting to raise the maximum initial sales price to $260,000 and lower the % of units to be constructed to 30%.

NEFBA presented their request for the ordinance change and two comments in favor of the change were presented. As the Chair of the St. Johns County Chamber of Commerce Public Policy Committee, I presented a statement on behalf of the Chamber supporting the changes in density and expressing concern with decreasing the percentage of homes dedicated to Essential Worker Housing in St. Johns County.

The Ordinance change was approved to go forward to the Board of County Commissioners.

Video of the meeting can be found at this link: Feb 2 PZA Meeting

Posted in Affordable Housing, PZA, St. Johns County

St. Johns County Planning and Zoning Agency

Posted on by Beth Tate

Agenda for February 2, What You Should Know!

The February 2 St. Johns County Planning and Zoning Agency (PZA) is scheduled for 1:30 PM in the County Auditorium at 500 San Sebastian View in St. Augustine. If you aren’t able to attend in person, you can watch it live here:

Watch PZA Live

The meeting has an interesting mix of projects for review. Some are more routine, such as the approval for a Manufactured/Mobile home to be used as a residence in an area zoned for RS-3 Residential or a change in set-backs for a yard.

Others are more impactful, and the public may want to be aware of the impacts. This update will focus on the more impactful items.

The first item on the Agenda Thursday is a continuation of an item from November 15. This is the Smith Borrow Pit application, requesting a Special Use Permit to allow a Borrow Pit area within Open Rural Zoning and to allow for a residential dwelling unit on the same property. At the previous hearing there were several concerns raised about the project. The continuance was granted to allow time for neighbors to provide input and for the applicant to present additional evidence in response to the many questions raised by PZA members.

An item of concern to residents is Agenda Items 9 and 10. These items are modifications to the River Town DRI and PUD. The requests include revising the school mitigation requirements, addressing the abandonment of the Eagle nest, the proposed Greenway Map and the Wildlife/Plant Resources Map, adding a date certain for the provision of a library site and a fire station site, clarifying the residential development rights include age restricted units, and reducing the proposed roundabout locations on SR 13.

For those not familiar with RiverTown, it is located along SR 13 North, south of Greenbriar Road, with Longleaf Pine Parkway being located to the east.

The last two items of the day are related to a request from the Northeast Florida Builders Association to modify the County’s Workforce Housing Ordinance. This was originally presented to the Board of County Commissioners on October 18. The original request was to modify density requirements and to adjust the maximum initial sales price of Workforce Housing up to $270,000 (from $240,000) while also reducing the percentage of Workforce Housing units to be constructed from 40% down to 20%. Commissioner Dean proposed a compromise at that meeting to raise the maximum initial sales price to $260,000 and lower the percentage of units to be constructed to 30%.

Concerns have been raised in the community by Affordable Housing advocates and the business community that this change in the ordinance does not address the need for more affordable housing in the county. Of particular concern to business owners is the need for Essential Workforce Housing in the county.

If you can’t attend or watch the PZA meeting, check back here for an update next week.