Tag: AffordableHousing

Posted in BOCC, St. Johns County

Summary of the September 19 St. Johns County Board of County Commissioner’s Meeting

Posted on by Beth Tate

Tuesday’s meeting was another long day with some important discussion points throughout the day.

The full agenda can be found here: BOCC Agenda 9/19/23

During the Public Safety Update, Director Martin from the SJSO shared some of the mental health initiatives they are engaged in, including working with inmates pre-release to prepare them for success upon release. They are seeing good results here. They also have a partnership with Social Services to engage a mental health specialist jwith first responders to address these related issues. 

The Supervisor of Elections  shared some important updates. Every mailbox in St. Johns County should have received the new voters election guide. They are doing their bi-annual voter list maintenance, as required under new state laws. Every voter who has not voted in the last 2 General Elections gets a notice asking them to update their information. In St. Johns County that notice went to 17,000 registered voters. They received 1500 responses with a good portion of the notices being returned for a bad address. For voters who did not respond, or their correspondence was returned, they will be marked as “inactive” voters. If they show up to vote in a 2024 or 2026 election, poll workers will confirm they are a St. Johns County resident and they will be returned to the active voter rolls. If they do not vote in these elections, they will be dropped from the voting rolls. We currently have 213,00 registered voters in St. Johns County. A question was asked about the use of drop boxes. Ms. Oakes shared that all drop off boxes are located inside early voting locations and can only be accessed for drop off of ballots during manned hours.

Here’s a link to information on the List Maintenance process: Voter Roll List Maintenance

She also reminded citizens that they are welcome to schedule a tour of the Supervisor of Elections offices where they can learn about the process. I have done this tour and highly recommend it!

Here’s a link to resgister for a tour: Register for a tour

Consent Agenda

Commissioner Dean asked to move Consent Agenda Item 30, Six Month Extension of Tourism Marketing Contract from the Consent Agenda to Regular Agenda Discussion.

Here is the link to Consent Agenda Item 30: Consent Agenda Item 30

Commissioner Dean’s concern was that the 6 month extension was not sufficient. This was discussed and a 12 month extension was approved unanimously during the Regular Agenda items.

Regular Agenda Items

Agenda Item 1 is in District 2, Elevation Pointe was approved 4-1 with Commissioner Joseph being. the no vote. The request was to increase wetland impacts with a decrease in preserved wetlands, open space, and upland buffers and was driven by the addition of a Publix supermarket as a tenant in the shopping center.

Presentation is here: Elevation Pointe

Location of Elevation Pointe

Agenda Item 2, also in District 2, was the Deer Run Road PUD. This request to rezone 25 acres of land from Open Rural to Planned Unit Development for 26 duplexes, total of 52 dwelling units was denied unanimously. Concerns noted were the additional traffic on Holmes Blvd and Four Mile Road and impact to schools.

Presentation is here: Deer Run Road PUD

Agenda Item 3 is in District 5. The Whole 9 Yards is in the Airport District was to rezone 1.37 acres of land from Open Rural to Industrial Warehousing. Many of the same concerns from local residents were voiced at the BOCC meeting. Commissioner Dean noted that this business has been operating for 7 years and is seeking. tocorrect the zoning to reflect the usage. They added some conditions of operation and the project was approved 5-0.

Presentation: Whole 9 Yards

Agenda Item 6 was a combined public hearing item including the Approval of the 2023 Inventory List of Land available for Affordable Housing in St. Johns County and the available affordable housing strategies through the Live Local Act that passed in the 2023 Legislative session.

This is an important topic for addressing attainable housing in St. Johns County.

Presentation is here: 2023 Inventory of Land

A review of the inventory list shows almost 300 properties, many of them in West Augustine, Elkton, and the Armstrong area. During Public Comment questions were asked about how to make this inventory of properties available for affordable housing. Many have been on the inventory for years but there is not sufficient infrastructure to support building on the property.

County Owned Property available for affordable housing
CRA/County Owned Property available for affordable housing

Also during public comment was noted that affordable housing, with government assistance, is targeted. for individuals making between 30-60% of Area Median Income (AMI.) In St. Johns County that is the range of $37,000 to $70,000. It is impotant to note that in St. Johns County that range includes our teachers, deputies, firefighters, and other public workers as well as many other employees in the service industry.

During discussion on the Live Local Act, Commissioner Alaimo indicated he would like to have staff research and bring back an Ad Valorem tax exemption for affordable housing, similar. to what was done in Clay County.

The motion to bring back an ordinance around the tax exemption was approved 4-1, with the no vote from Commissioner Joseph.

This is a very complex and sensitive topic. I encourage you to watch the full presentation and discussion at this link: Agenda Item 6

Agenda Item 8 – Public-Private Partnership with SJC Cultural Events, Inc for Operations and Management of St. Johns County Cultural Events Public Private Partnership – SJC Cultural Events

This partnership would allow a nonprofit oganization, Cultural Events, Inc. to operate the St. Augustine Ampitheater, Ponte Vedra Concert Hall and local cultural events like Sing Out Loud. andthe Fort Mose Jazz & Blues Series. This was approved unanimously

Agenda Item 9 was the Second Reading of Proposed Amendments to the St. Johns County prohibited Holiday Activity Ordinance for Sexual Offenders and Sexual Predators, followed by Agenda Item 10, the Second Reading of the Proposed Amendments to the Child Safety Zone Ordinance. Both were approved 5-0.

Holiday Ordinance

Child Safety Zone

Agenda Item 11 is a Proposed Settlement of Lupoli v. St. Johns County and Guilmar, LLC Litigation and Statutory Demand. This stems from a lawsuit filed by residents as a result of a denial decision made by the Board of County Commissioners in 2022. Settlement Proposal.

The Board approved the settlement that will have a payment of $450,000 to Guilmar and $30,000 for attorney fees.

This was a reminder that the Board of Commissioner can put the county at risk of a lawsuit if their project denials are not based in sound legal facts.

Agenda Item 12 is to consider the proposed 2024 St. Johns County Legislative Action Plan. You can read the presentation here: SJC Legislative Agenda Proposal

and watch the presentation and discussion here: Legislative Priorities

During discussion, Commissioner Dean asked to add an item to the priority list. This would be to request funds for renourishment of a small section of beach south of Ponte Vedra Beach.

During the discussion, there was conversation about the priority of asking the Legislative Delegation to work on modifying the PECO (Public Education Capital Outlay) requirements for rapidly growing counties like St. Johns County. Mr. Tecler, who was giving. the presentation, noted that this has been discussed with the folks. inTallahassee previously and again this year. There. are indications it is being looked at closely.

Commissioner Whitehurst spoke about coordinating with the School District in this effort and getting them on board with supporting the change.

Here are some highlights from the presentation:

Improve the Transportation Infrastructure

  • East-West Corridors Upgrade State Road 16, County Road 210, State Road 208, State Road 207, and State Road 206 to provide traffic relief, improve connectivity, fortify hurricane evacuation routes, and enhance safety for motorists, bicyclists, and pedestrians.  
  • North-South Corridors Address overcapacity along US 1 and I-95 and strengthen connectivity between employment centers and residential communities by completing extensions of County Road 2209, State Road 312/313, and related connectors.
  • State Road 16 St. Johns County requests $20 million in state appropriations to design and construct a new 4-lane divided roadway with a multiuse path from International Golf Parkway to I-95

Strengthening Community Resilience

  • Fire safety improvements
  • Beach stabilization and renourishment
  • Youth Mental Health
  • Changes in state laws around distance of commercial sales of nicotine products to schools
  • Youth Sports

Sustaining Economic Prosperity

  • Vilano Beach Street Improvements
  • World Golf Village Hall of Fame site improvements
  • School Capacity – importantly “School Capacity St. Johns County requests the Legislature identify and modify provisions of law and/or administrative rules that may limit the construction of new school facilities, or tie the authorization of construction of new schools to existing school capacity. Additional flexibility will facilitate strategic planning for high-growth districts.”
  • Revisions to the Live Local Act. “Affordable Housing Compatibility Revise the Live Local Act to restore local government review of multifamily housing projects proposed for land zoned for commercial or industrial uses.”
  • Hastings Water infrastructure
  • Unfunded Mandates –  “Request the Legislature oppose legislation that requires utilities to expend funds providing information, reports, or other documents to the State without providing a funding source for development of those reports. Specifically, the Legislature should pay careful attention to unfunded reporting mandates related to SB 712 (2020), HB 53 (2021), SB 64 (2021), and HB 1379 (2023).”

Protecting Natural and Historic Resources

  • Historic Farming Communities
  • Consider the City of St. Augustine as a location for the State Museum of BlackHistory

Commissioner’s Reports

Commissioner Joseph shared she would like to consider a rollback for millage for the 2025 budget.

Commissioner Alaimo thanked staff for their work on the ceremony recognizing the 200th Anniversary. ofthe Treat of Moultrie Creek.

Commissioner Dean shared that Lowe’s Lumber is opening a new store at US1 and CR 210, provigind 300 new jobs. He also formalized the requst to staff to arrange a meeting between the Board and the School Board to discuss support for revising the PECO funding statute.

Commissioner Arnold expressed appreciation for the work staff did on the Hasting Library meeting “re-do” and encouraged residents. toattend the World Golf Village workshops. onSeptember 27 and 28.

Commissioner Whitehurst expressed concerns about new preemption bills that may come up in the 2024 Legislative session. He wants the county to work with the Florida Association of Counties to push back on these bills.

County Administrator Report

Interim County Administrator Joy Andrews requested and received received unanimous approval to appoint Jamie Locklear as Director of Purchasing. She also shared a new website for the Hastings community as they work on the comprehensive plan.

Last item for the day was the second Public Hearing of the millage rates and 2024 Fiscal Year Budget.

The Board unanimously approved the final budget of $1,665,664,624. Included in the budget are funds for 45 new firefighters, add 35 hours to Libraries for Sunday and Monday operations and a $18 assessment for solid waste collections.

The Board unanimously adopted a millage rate of 6.8265%. 

Presentation can be found here: TRIM and 2024 Budget Presentation

If you are finding value in these updates, please subscribe to my blog so you get notifications when I publish an update. Feel free to share with others who may find value in the content.

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

Commissioner Whitehurst on WSOS 103.9

Posted on by Beth Tate

On Thursday, July 7, I participated in a conversation with Commissioner Christian Whitehurst on local radio station WSOS 103.9

Beth Tate, The Kesley Group, with Commissioner Christian Whitehurst
photo courtesy of St. Johns County, Public Relations, Wayne Larson

Local business North Avenue Capital sponsors a monthly show on WSOS talking about all things St. Johns County. Commissioner Whitehurst and I were invited to talk about affordable housing needs in St. Johns County.

Ed Dwyer, North Avenue Capital with Commissioner Whitehurst
photo courtesy of St. Johns County, Public Relations, Wayne Larson

Since our invitation to the show, the Workforce Housing Ordinance was passed and Administrator Hunter Conrad resigned so the focus of the conversation shifted to more current topics. We were able to talk about the need to provide attainable housing for our teachers, firefighters, deputies, tourism and hospitality workers and others who support the county but can’t afford to live here.

You can watch the video on Facebook Live here: WSOS Facebook Live

Or listen to the conversation here:

If you are finding value in these updates, please subscribe to my blog so you get notifications when I publish an update. Feel free to share with others who may find value in the content.

Posted in Affordable Housing, BOCC, Essential Worker Housing, St. Johns County, Workforce Housing

Preview of the June 20 St. Johns County Board of County Commissioner’s Meeting

Posted on by Beth Tate

This will be another long day!

During the opening of the meeting, there is a Fire Rescue Citizen Commendation, a Proclamation, and a Parks and Recreation Hall of Fame Recognition in addition to the usual Public Safety Update and Clerk of Court’s Report.

Public Comment is Time certain from 11:30 – 12:00 AM or at the conclusion of the Regular Agenda.

Consent Agenda Items

There are 34 items on the Consent Agenda with a few being of particular interest.

Consent Agenda Item 18 – Commercial/Industrial Solid Waste

If you’ve ever wondered about the Solid Waste contracts and who holds those contracts, check out this link: Consent Agenda Item 18

Consent Agenda Item 20 – Awarding of bid for Mickler Road and State Road A1A improvements. Much needed improvements at Mickler Road are included in this item. Consent Agenda Item 20

DB Civil Construction, LLC is being awarded the bid at $4,699,650.00. The approval on Tuesday would include transfer of $1,600,000.00 from Impact Fees Roads Zone B Capital Outlay Reserves to Mickler A1A Intersect Imp Improvements Other Than Buildings for the Mickler Road and SR-A1A Intersection Improvements Project.

“Contractor shall improve the existing signalized intersection by adding two eastbound left-turn bays on Mickler Road, constructing a westbound left-turn bay on Ponte Vedra Boulevard, and constructing a second northbound through lane on SRA1A (which shall be extended to the Crossroad Lakes Drive/Lauden Court intersection, approximately 0.4 miles north of the signal). In addition, the Contractor shall be responsible for relocation of existing St. Johns County utilities along Mickler Road as noted in the approved construction plans. Sidewalk, striping, roadway, and signal adjustments shall be as designed in the construction plans.”

Consent Agenda Item 29 – Community Development Block Grant (CDBG) Program FY 2023-2024 Annual Action Plan, SF-424 Universal Application and Certificates for the October 1, 2023 – September 30, 2024, CDBG Program Year.

This is a 1180-page presentation buried in the Consent Agenda. The presentation includes the responses to the Community Needs Assessment Survey conducted in March of 2023. The 310 responses from the community are included in detail in the report, as well as a list of all public comments included in the survey responses. That’s 310 out of what is estimated to be over 300,000 residents in St. Johns County. That’s less than 1%; hardly a fair representation of the needs of the community. Consent Agenda Item 29

Regular Agenda Items

Agenda Item 2 is an update on the role Fire Watch is taking in Northeast Florida. For those not familiar with Fire Watch, check out this link: Fire Watch

This organization is focused on ending Veteran suicides in Florida. Link to their Tuesday presentation is here: Agenda Item 2

Agenda item 3 is an interesting one as it is a rehearing of an item previously denied. The topic is the Mivo Multi-Family Development with a request to “rezone approximately 15.7 acres of land from Open Rural (OR) to Planned Unit Development (PUD) for the development of 204 multi-family residential dwelling units. The property is located southwest of the US 1 South and Watson Road Intersection.”

The development was denied in a 2-2 vote in October of 2022 and the applicant filed an appeal. At the March 21 BOCC meeting, the County Attorney recommended the Board reconsider the application. After discussion and public comment, the Board voted 4-1 to reconsider the application. This is the rehearing.

Agenda Items 4 – 10 are smaller, more localized items including some easements and a carport approval. I expect the 11:30 Public Comment to provide a break in these items and they will continue on after a lunch recess.

Agenda Item 11 is the Workforce Housing Land Development Code Amendment, Second Reading. This was originally to be heard at the May 2, 2023 meeting and was postponed to the June 6 meeting to allow for time to address questions raised by Commissioners Joseph and Dean. At the June 6 Board meeting, there was much discussion about some of the changes that had been incorporated into the Amendment. Motions were made to revise some of those changes. The Board agreed that staff needed time to incorporate those revisions into the amendment and the item was continued to the June 20 meeting.

The updated Amendment can be found here: Workforce Housing LDC Amendment

Agenda Item 12 is of interest to our Ponte Vedra residents. The St. Johns County Utility Department (SJCUD) is a separate utility that provides water services to the Ponte Vedra area. This item is to approve the new schedules for “water, wastewater, and reclaimed water rates, deposits, fees, charges, and costs that reflected reductions to all current Main System water and wastewater usage rates by 3.0% (or as indicated in the Utility Rate Tariff document attached to this agenda item).” Agenda Item 12

Do you have a houseboat? Then you’ll be interested in Agenda Item 13, the First Reading of the Floating Structure Ordinance. This is in response to concerns raised about the anchoring and mooring of “floating structures” in the County during a February Board meeting. Floating Structure Ordinance

Pro Tip! If you are interested in only 1 or 2 items on the agenda, watch or listen to the meeting on the GTV web-site or on local television. In southern St. Johns County, Channel 3, northern St. Johns County, Channel 29 or 261 and in Jacksonville, Channel 26. Link to GTV here: Watch GTV

If you are finding value in these updates, please subscribe to my blog so you get notifications when I publish an update. Feel free to share with others who may find value in the content.

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

Update on the June 6 St. Johns County Board of County Commissioner’s Meeting

Posted on by Beth Tate

The June 6 BOCC meeting was a packed agenda resulting in one of the longest meetings this year! With brief remarks from the Clerk of Court and no comments on the Consent Agenda, the Regular Agenda began with the Constitutional Officers 2024 Budget Presentations.

Sheriff Rob Hardwick presented the Sheriff’s budget for Fiscal Year 2024. The largest proposed increases in the Sheriff’s budget were for salary increases for all personnel and adding 22 deputies to the staff. The budget will accommodate raising the starting salary from $52,000 to $55,00. There was discussion about recruiting and retention of deputies. Sheriff Hardwick spoke to the need for workforce housing so his deputies can have a home here in St. Johns County. He commented that when his deputies live in an apartment complex and have their marked car there, they don’t really get time off.* The Sheriff was asked about body cameras and he confirmed that every deputy working on patrol has a body worn camera. He made particular note that deputies working in the schools do not have body cameras operating when they are in the schools.

(*author’s comment – many advocates for workforce housing push the value of having a marked SJSO car sitting in the parking lot of an apartment complex. These deputies often become the de facto security force and, as Sheriff Hardwick noted, they may not get real down time in their off hours.)

The Supervisor of Elections, Vicki Oakes, presented her budget and a strategic plan amendment. She noted that her 4 year budget this time includes 2 elections; the 2024 March Presidential Preference Primary and the 2024 General Election. They anticipate qualifying between 140 and 150 candidates for local elections in 2024.

It is always reassuring to hear from Ms. Oakes about how our elections are conducted in the county. She mentioned in her presentation that she does welcome residents to come and tour their offices. I highly recommend the tour as it is very informative.

You may want to watch her presentation here: Supervisor of Elections Presentation

You can view both the Sheriff’s budget and the Supervisor of Elections budgets at this link: Sheriff and SoE Budget details

Item Two on the Agenda was an Economic Development Incentive Request from KeHE Distributors, presented by the Deputy County Administrator, Joy Andrews. This package is intended to keep KeHe and its 345 jobs in the county and open up the possibility for 100 additional jobs. This was approved 5-0.

Agenda Items 4 & 5 were for The Cottages at St. Johns. This request was to approve a development of up to 232 residential units within a rental community. The development would be located on SR 16 at International Golf Parkway. Concerns about insufficient infrastructure resulted in a denial of the application with a 5-0 vote.

During the Time Certain Public Comment, several residents of Rock Springs Farm again voiced concerns and asked for relief from the County regarding an agreement that their HOA would be responsible for maintaining a County owned park.

Agenda items 8 & 9 took up a previously delayed Adoption Hearing of the Workforce Housing Ordinance modifications and the Second Reading of the Workforce Housing Land Development Code changes.

There was a presentation from the Northeast Florida Builder’s Association about the ordinance updates, which they had written. I presented on behalf of the St. Johns County Chamber of Commerce, stressing the need for Essential Worker Housing in our county that is affordable and available for our deputies, teachers, first responders, healthcare workers and others. My statement also attempted to clarify that this is about Workforce Housing, not Affordable Housing. There were several who spoke during public comment about the need for housing for the essential workforce as well as our tourism, hospitality, and other service workers. Some local employees shared their difficulties with finding housing they can afford within St. Johns County.

Commissioner Dean had proposed adding an AMI (Area Median Income) Cap of 120% to the Land Development Code and a 3-year requirement for Owner Occupancy.

After much discussion amongst the Commissioners, the Comp Plan Amendment was approved. The Land Development Code was more confusing as the Commissioners agreed with removing the 120% AMI Cap and adjusting the requirement for Owner Occupancy to 2 years. The submitted documentation had two versions; one included the Cap, one did not. The county attorney advised there was other wording that may need to be adjusted, as well. The vote was delayed to the June 20 meeting to allow staff time to ensure the documentation matched the desires of the Commissioners expressed in the meeting on Tuesday.

Agenda item 13 was a request for the county to engage a contractor to work on behalf of residents needing flood mitigation and request available grants for residents. The grant process can be cumbersome and difficult for individual homeowners to navigate on their own. This was approved 5-0.

Agenda item 14 was an update on the Hurricanes Ian and Nicole Emergency Beach Berm work. The Board approved moving forward with the contract to begin work on the Butler and Crescent Beach projects.

Agenda item 15  was a presentation from Deputy County Administrator Joy Andrews on the future of the World Golf Village properties being vacated by the World Golf Hall of Fame and the IMAX Theatre in September of 2023.

Public comment on this topic included comments that the county should sell it and a resident from the World Golf Village area sharing about a Neighborhood Alliance hoping to have input into what happens with the property going forward.

The Board had good discussion about possible uses of the property. Commissioner Arnold had a range of ideas including offices for those County employees who need new space, like the Sheriff’s office or the Supervisor of Elections. She mentioned the need for new libraries in surrounding areas like Rivertown and Nocatee.

At the conclusion of discussion, staff was directed to conduct due diligence and engage with staff and community stakeholders to develop a recommendation for the Board to considering the future.

During the Commissioner’s updates, it was agreed further work was needed to address the concerns about the park at Rock Springs Farm. This will be taken up at a future Commissioner’s meeting.

If you are finding value in these updates, please subscribe to my blog so you get notifications when I publish an update. Feel free to share with others who may find value in the content.

Posted in Affordable Housing, BOCC, Essential Worker Housing, St. Johns County, Workforce Housing

Preview of the June 6 St. Johns County Board of County Commissioner’s Meeting

Posted on by Beth Tate

Pack a lunch; it’s a packed agenda!

Board of County Commissioner’s Meetings are at 9:00 AM on the first and third Tuesday’s each month at the County Administration Building, 500 San Sebastian, St. Augustine.

With 35 items on the Consent Agenda and 16 items on the Regular Agenda, it’s going to be a long day.

It would be surprising if there is not public comment on some of the 35 items on the Consent Agenda.

Items of interest include:

– approving a transfer of funds from the Fire District Reserves to purchase 4 Saber Fire Engines at a cost of $3,125,428.00.

– Grant Agreement with Ability Housing to construct 92 affordable housing units in the West Augustine CRA

– Award ARPA funds to St. Johns County Habitat for Humanity to construct Infrastructure for the Volusia Woods development.

– Award ARPA funds to Ability Housing to construct affordable housing in West Augustine

Regular Agenda Items

Agenda Item 1 is the submission of the Constitutional Officers’ Fiscal Year 2024 Budget Proposal. The Sheriff’s Office and the Supervisor of Elections will be presenting their budgets.

Agenda Item 2 is an Economic Development Incentive request from KeHe Distributors. This application is intended to keep KeHe Distributors operating in the county thus retaining 345 jobs in the county and adding 100 jobs. Average wage for these jobs would be $52,000. This projet is located at Deerpark Blvd. and SR 207.

Agenda Items 4 & 5 are The Cottages at St. Johns. This is a proposed development of 232 residential units on SR 16 just west of International Golf Parkway.  Interestingly this would be contained within a rental community, a growing trend across the country. At the PZA meeting review, concerns were raised about lack of infrastructure, road, ad school capacity. This was approved with a 4-2 vote at the PZA with much debate about compatibility and infrastructure. We can expect this to be a lengthy discussion at the BOCC, as well.

Public Comment is to be held at time certain 11:30. I anticipate the first 5 items will take us up to the 11:30 mark; possibly beyond. It has become the custom to have a 30 minute recess after public comment with lengthy agendas like the one this Tuesday.

There is another special meeting time certain at 1:00 PM related to a pending lawsuit.

Agenda items 8 & 9 are the Workforce Housing Ordinance, Adoption and Second Reading of the Workforce Housing Land Development Code Amendment. This topic had been delayed from the May 2 meeting to allow time to understand the impacts of the Live Local Act on the ordinance and to address potential changes to the ordinance that Commissioner Dean requested.

Agenda Item 11 is a modification to the Six Mile Creek Planned Unit Development to add 33 acres of land to provide additional recreational opportunities for the community and rezone this property from Open Rural to PUD. This is known as the TrailMark Recreational Pond. Concerns were raised at the PZA hearing about water draw downs and impacts to local wells.

Agenda Item 15 is a presentation from staff about the future of the World Golf Village Properties. With the World Golf Foundation and Hall of Fame leaving the facility in late 2023, there is a need for planned future use of the property. The presentation is not specific but does have some high level recommendations.

The full agenda can be found at this link: June 6 BOCC Agenda

If you are finding value in these updates, please subscribe to my blog so you get notifications when I publish an update. Feel free to share with others who may find value in the content.