Tag: WorkforceHousing

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.

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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

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Posted in BOCC, St. Johns County

Update on the May 2 St. Johns County Board of County Commissioner’s Meeting

Posted on by Beth Tate

Surprises on the Agenda!

The first and second regular agenda items for May 2 were the 2nd Reading of the Workforce Housing Ordinance modifications. In a big surprise to many in the audience, Commissioner Joseph raised a concern about the Ordinance being on the Agenda May 2 because of changes that had occurred since the 1st Reading. Specifically, she was concerned that the passage of the Live Local Act had impacts on the ordinance and those changes should be considered before the Ordinance is heard. Commissioner Dean also raised concerns about the reading of the Ordinance. He indicated a need for time periods on when workforce housing could be “flipped.” An additional point of concern for Commissioner Dean was a definition of what is “affordable.” After discussion, Commissioner Joseph made a motion that the Workforce Housing Ordinance be delayed to the first Meeting in June (June 6) to give the County time to assess the changes that may be needed in alignment with the Florida Live Local Act.

Agenda Item 3 was the reading and approval of the Pedestrian and Vehicle Safety within Public Road and Rights of Way Ordinance. This ordinance prohibits car to pedestrian interactions on designated road rights of way and is applicable in unincorporated St. Johns County. The ordinance prohibits stopping, sitting, standing, or otherwise occupying or remaining in a median on a designated roadway when that person is not trying to lawfully cross the road. The Ordinance was approved 5-0.

The County announced the results of the 18 month Brand Development activity. Many of us had participated in the survey so long ago we may have forgotten about it! This brand was created by a local company, using the input of the County and the community research that included the survey respondents. Highlighting the waterways, natural resource, county history and outdoor activities, there is also a tagline of “Florida at First Sight.” We will soon be seeing the new branding on county materials, vehicles, etc.

County Administrator Hunter Conrad shared some of the funding for county projects that was included in the state budget that has passed and is awaiting Governor DeSantis’ signature. Included in the budget is:

  • $6 Million for State Road 210 interchange improvements
  • $6 Million for the 210 Interchange and railroad modification
  • $15 Million for 4 lanes on 2209 from International Golf Parkway north
  • $25 Million for the Ponte Vedra Beach restoration
  • $5 Million for Summerhaven relief
  • $2 Million for the Pine Island intersection improvements
  • $3 Million for the West Augustine Medical Center
  • $3 Million for Home Again to address Homeless Veteran’s concerns.

The County Attorney, David Migut, raised a concern about the on-going negations with the Twin Creeks Development Association to widen County Road 210, just east of I-95, from 2 lanes to 4 lanes. This was a condition of their Development Agreement and has not been completed.  Mr. Migut requested and received approval from the Commissioners to proceed with filing suit against Twin Creeks Development Association if they are not able to successfully negotiate an agreement.

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

What’s Happening at the May 2 St. Johns County Board of County Commissioner’s Meeting

Posted on by Beth Tate

The May 2 Board of County Commissioners Agenda is short with only 5 items on the Agenda. As always, meetings are at the County Auditorium at 9:00 AM, 500 San Sebastian View, St. Augustine.

Agenda items 1 & 2 are the Adoption Hearing and Second reading of the Workforce Housing Comprehensive Plan Amendment and Land Development Ordinance updates that were proposed by the Northeast Florida Builder’s Association in 2022.

These changes would raise the price of affordable housing under the ordinance to $260,000 from the previous starting price of $240,000 and lower the percentage of homes required to be built from 40% to 30%.

Other modifications in the ordinance include:

  • Adding rental regulations for Workforce Housing including establishing a maximum rental rate and specifying a related time-limit for such rate
  • Increasing site development standard incentives for Workforce Housing such as decreased lot size
  • Increasing the timeline for Workforce Housing construction commencement by an additional year
  • Updating LDC Table 6.01 Schedule of Area, Height, Bulk and Placement Standards to reflect related changes
  • Amending the definition of Workforce Housing

The full ordinance can be read at this link: Agenda Items 1 & 2

What is not known at this time is how the recently signed Florida Senate Bill 102, known as the “Live Local Act,” will impact this ordinance.

Read on to understand more about the Workforce Housing Ordinance.

Two important elements to understand about the ordinance are the intended demographic and the pricing structure.

Definitions of Workforce Housing

The definitions of workforce housing included this ordinance are:

Sec. 5.11.03 Definitions

Workforce Housing is the missing Workforce housing in St. Johns County capable of being purchased or rented by a household within the upper “low” to lower “moderate” income categories (as defined by the Federal Housing Authority).

What does this mean?

What is the upper “low” to lower “moderate” income categories for St. Johns County? For the purposes of the Federal Housing Authority, St. Johns County is considered part of the Jacksonville Metropolitan Statistical Area.

Moderate Income in the Jacksonville MSA is at or below 120% of the Median Income for the MSA. The Median Income for a family of 4 in the Jacksonville MSA is $86,500. 120% of that would be $103,800. So Workforce Housing is intended for those households making $103,800 or less.

Pricing

The Initial Sales Price for Workforce Housing is $260,000. Included in the definitions section of the ordinance being presented are price adjustments. The wording is included here (highlights for emphasis):

Maximum Initial Sales Price for Workforce Housing offered for sale is $260,000. The base maximum sales price shall be adjusted by the Annual Average Construction Cost Index as published by the Engineering News-Record in June of each calendar year, not to exceed a three (3) percent increase/decrease. Beginning in 2022, any adjustments to the Maximum Initial Sales Price for Workforce Housing shall be effective on July 1 of each calendar year thereafter.

Adjustments to the Maximum Initial Sales Price will always be calculated using the base price of $260,000. The Maximum Initial Sales Price, as calculated above, will be increased by the amount of any credits, contributions or costs paid by seller on behalf of the initial buyer for qualified costs. Qualified costs include interest rate buydowns, mortgage origination charges or fees, processing fees, appraisal fees, survey charges, recording fees, Florida deed stamps, Florida intangible taxes, Florida mortgage stamps, prepayments for buyer’s escrow account items including homeowner’s insurance, mortgage insurance, and property taxes, prepaid solid waste fees, title insurance including endorsements, costs or contributions associated with down payment assistance programs, closing settlement charges, homeowners association charges or contributions, upfront mortgage insurance and discount points but not including real estate commissions. The resulting price will be the Adjusted Maximum Initial Sales Price. The Maximum Rental Rate shall be no more than 10% higher than the rent limits, not inclusive of utilities, established annually by the State of Florida SHIP program for the 80% of Average Median Income category. The Maximum Rental Rate shall be adjusted annually when the new limits are established by the State.

What does this mean?

This means the $260,000 starting price is just that, a starting price, and will be adjusted every year. And, if the seller provides any buyer assistance, that can be added to the price of the house. Translation, the mortgage is not going to be a $260,000 mortgage but potentially much higher.

Agenda Item 3 is the 2nd reading of the Ordinance for Pedestrian and Vehicle Safety within Public Roads and Rights of Way.

The full presentation can be found here: Safety Ordinance

Agenda Item 4 is the presentation of the St. Johns County Brand Development Project. Many of us participated in a survey many months ago about the rebranding project. Tera Meeks, Director of Tourism and Cultural Development will present the county logo and branding elements that were developed as a result of the project.

The last item on the agenda Tuesday is a time certain meeting at 1:00 to announce a private Attorney Client related to settlement negotiations with an on-going lawsuit.

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

St. Johns County April 18 Board of County Commissioner’s Meeting

Posted on by Beth Tate

What’s on the Agenda for the April 18 St. Johns County Board of County Commissioner’s Meeting?

A key theme for Tuesday’s meeting is addressing Affordable Housing in St. Johns County. That term can have a negative connotation to some of our residents. Considering the median price of a home in St. Johns County last month was $555,000, and the median income in St. Johns County is $110,000; it really means providing housing for people who can’t afford the median priced home but provide many of our daily services that contribute to our quality of life in St. Johns County.

After the usual opening activities, the Commissioners will approve the Consent Agenda.

The Consent Agenda for Tuesday includes an important item for Affordable Housing in St. Johns County. One of the impediments for building affordable housing in the County is the high Impact Fees charged to builders. A request had been made to utilize State Housing Initiative (SHIP) grant funds to assist in lowering the cost of the Impact fees non-profit developers who are building homes for the low and very-low income population. This would affect ONLY homes under $260,000.

Read more about the proposed amendment here: Consent Agenda Item 20

Moving on to the Regular Agenda, Public Comment will be heard at Time Certain of 11:30.

Regular Agenda:

Puerta Del Sol

On the Regular Agenda Tuesday is a Public Hearing for Puerta Del Sol in District 3 on State Road 206 near US 1. This could be a lengthy presentation and discussion based on the presentation at the Planning and Zoning Agency March 2. The PZA decision was a “technical denial” as it was tied, 3-3.

Anticipate this topic will take up the morning session, up to Public Comment and a lunch recess.

There are two requests for Puerta Del Sol. The first is for a Comprehensive Plan Amendment to change the Land Use change from Residential B to Residential C and the second is the creation of a Planned Unit Development (PUD). The PUD would include a single-family home, 137 townhome units, and 25,000 square feet of commercial use.

At the PZA presentation, there was much public comment from nearby residents who do not want more development in their area. Some were ok with more development if it wasn’t townhomes because they don’t want lower income homes nearby. Other residents were in favor because of the need for diverse housing options such as townhomes. Another recommendation in favor was the concern if housing does not get built in this space, commercial will one day fill the space and housing is preferable to adding commercial to 206.

Read more about the PUD here: Puerta Del Sol PUD

Live Local Act

Continuing the theme of Affordable Housing, Item 5 on the Agenda is a workshop discussion to be led by one of the County Attorneys, Christine Valliere and Assistant Administrator Joy Andrews.

Senate Bill 102, The Live Local Act, was recently passed by the Florida Legislature and quickly signed into law by Governor DeSantis. This legislation is intended to incentivize developers and builders to provide more affordable housing across the State of Florida and in many instances preempts local jurisdictions local ordinances.

Some important elements include:

  • Preempts local authorization of multi-family and mixed-use residential rental developments in any area zoned commercial, industrial, or mixed use with an affordable housing component.
  • 40% of the units must be affordable for at least 30 years; 65% of the total square footage must be residential in mixed-use projects.
  • Density and height restrictions are based on maximum limits of jurisdiction and nearby developments.
  • Local government cannot require a development authorized under this preemption to obtain a land use/zoning change, special use approval or variance for use, density, or height. No public hearing process allowed.

Read more about Tuesday’s presentation here: Live Local Act – Workshop

The full agenda for Tuesday can be found here: BOCC Agenda

I’ll provide a summary of the meeting later in the week.

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