Alachua County Planning Commission - Apr 15, 2026

Good afternoon. We're going to start out with a call to order, which you've done, and approval of the agenda. Mr. Chair, I move the approval of the agenda as printed. Mr. Chair, I second that motion. Comments? Suggestions? All in favor? All opposed? Public comments. Are there any public comments at this time? And it's not to the specifics, but something that would have to do for adjustment of the agenda. Okay. The board discussion, we're going to take up first item Z26-00006, Wahoo Spring Hill, Small Scale CPA. And presenting. Yes, good evening, Mr. Chair. This is Mady Bengatar, Alachua County Growth Management Department. And the request for this application is a small scale comprehensive plan amendment for Wahoo Spring Hills. Again, my name is Mady Bengatar, planner with Alachua County Growth Management Department. This request is related to a small scale comprehensive plan amendment that would change the future land use designation from tourist entertainment to commercial on a parcel. And that parcel number is 06233-002-002. And if approved, a variety of commercial uses would be allowed. This is the location of the site. As you can see, it's just to the west of I-75 on northwest 39th Avenue. Here's the site with an aerial image. It's a little over an acre. And it's south of northwest 39th Avenue and to the east of northwest 97th Boulevard. I-75 is just further to the east. And to the south is GRU Gainesville Regional Utilities Operational Center. And then there is a shell gas station located across northwest 39th Avenue to the north. This slide shows existing future land use map. The site currently has tourist entertainment land use. There is a warehouse distribution land use designation to the south where the GRU Operational Center is. Just further to the west is also tourist entertainment. And across northwest 97th Boulevard is commercial. To the north where that gas station is located is commercial. And then to the northwest, going off the screen, is mixed use. It corresponds with the Spring Hills transit-oriented development. Proposed land use amendment would change its designation from tourist entertainment to commercial. Existing zoning is BH, which is Highway Oriented Business. There is a related rezoning request following this presentation. There is a rezoning request that would change the zoning from BH to BR. And you'll see that in the next presentation. Just also wanted to mention that this site is located in the Spring Hills Activity Center. And so staff has a recommendation of approval for this application. The first is the policy 3.1.2, location of commercial activity. This is in the Spring Hills Activity Center. And activity centers are one of the locations where commercial activities are encouraged. Policy 3.3.1 of the future land use element, adequate facilities for commercial. So this is in the urban cluster. It's in a site that already has commercial activity. Formerly was the Wahoo restaurant. And new owner would like to explore other options for commercial uses and is requesting this land use amendment. Policy 3.4.1 of the conservation and open space element as part of the application of environmental resource assessment is required. And our environment protection departments looked at that and concurred that this application would be consistent with the protection of resources. In policy 1.1.9 from the economic element, that relates to promoting redevelopment and infill. And this is an existing commercial site that is looking for other uses. Our recommendation to the local planning agency is to recommend to the Board of County Commissioners to approve this application. And we have our bases as listed in the stack report. That concludes our presentation. You can take any questions. Anybody? Any questions? Comments? Okay. Proceed. We have the applicant here. I'm not sure if you'd like to. Yes. So we have no Board of Questions. Is there any public comments? Mr. Chair, I'm the applicant, if you'd like to hear from me. Sure. Okay. Thank you. Good afternoon, Chair and Board of Members. I'm Clay Swagger, a certified land planner with EDA Consultants, representing the property owner tonight. This is a small-scale comprehensive plan land use map amendment with a companion rezoning request. The requests are to change the future land use map from tourist entertainment to commercial. And the companion zoning change is from BH, Business Highway, to BR, Business Retail. This is just over an acre in size, about 1.3 acres. It's the former Wahoo restaurant property. Before that, I think it was Alachua County Welcome Center. So it's a developed site. It's right in the middle of the Spring Hills Activity Center, as county staff indicated, which is where the comprehensive plan promotes and really requires commercial development to be located. So this is a very commercial-centric area near the interstate interchange. It's a very similar set of permitted uses in the land use map and the zoning. It's about as close as you can get. In fact, changing from business highway to business retail actually reduces some of the more intensive uses that you might find in BH, including self-storage, car wash, service stations, sexually oriented businesses, lounges, bars, animal boarding, and cell towers. So all those would no longer be permitted uses if this was changed to BR zoning along with the commercial land use. Mr. Ronald Wiley is here tonight. He's a local businessman, and he would like to renovate and use the building for a funeral home to change the use. And that is one of the very few uses that is not allowed in BH, but is allowed in BR. So I always try to explain to you why we're here and what the request is, but also kind of give you the larger picture of what the different designations could allow and how they're different. So we do think this is compatible with the land use pattern in the area and consistent with the comprehensive plan and code. We appreciate staff recommending approval. So thank you for the opportunity to present. If you have any questions for us tonight, I'd be glad to answer them. Thank you. Has this inspired any questions from the board? Is any public comment ready to vote? I need a motion. But we're getting ready to start that portion. Yes. Mr. Chair? Yes. I move that we approve staff recommendation for application Z26000006. Okay. Last chance for comments. All in favor? Aye. Opposed? Mr. Chair, this next item is quasi-judicial, so we'll have some announcements. Mr. Chair, has any member of the commission received any communication regarding this item? No. No. And as far as parties go, I don't believe we have any party requests, but just for everyone's knowledge, a party is somebody who is more significantly or substantially affected by the decision of the planning commission. They have an opportunity for additional time to question and present evidence. They would have the opportunity to make their case to the planning commission about whether or not they are a party. As I said, no one has requested party status up to this point, but we do allow in our rules for individuals to come up and explain why they believe they would be a party and why they were late in requesting it if they want to do so now. Thank you. Is there anybody who wants to come up under those circumstances? Yes. Okay. Then we have... My turn. Okay. I'm sorry? Hold on. Swearing in. Okay. Anyone that plans to speak... Do you want to just do one? Swearing in? Anyone who plans to speak at tonight's meeting on either item, please stand and raise your right hand. Do you swear from that testimony or evidence you are about to give is the truth to the best of your knowledge or belief? Thank you. Mr. Chair, I don't know if we've done the ex parte communication. Yep. Okay. Okay. Okay. So, thank you. Again, Mady Ben-Katar, Alachua County Growth Management. This is the rezoning portion of the combined small-scale comprehensive plan amendment rezoning application. And it is application Z26-00007. Okay. So, as mentioned in the last presentation, this application is to be zoned from highway-oriented businesses, which is BH, to the retail sales and services, which is BR. Approved commercial uses that are consistent with BR would be allowed. So, again, for the record, this is the location of the site shown on this slide to the west of I-75 and to the south of northwest 39th Avenue. The site, you see the existing development on this slide with the aerial image. The existing building will be used, changing the use from the prior restaurant to potentially funeral home. Existing zoning shown here on this slide. As I mentioned, the Spring Hills Activity Center has a variety of uses there that are non-residential. So, you see BH and BA, those are commercial zoning districts. And then BW is another district that can be either commercial or industrial. The request is to change this zoning to BR. And I'll have a slide upcoming that will show uses that are allowed with that zoning district. From the last presentation, this is the existing future land use map with tourist entertainment. If the board approves it, it would be commercial. Therefore, we would need a zoning district that would implement this new land use designation. And BR is a commercial zoning district that does implement commercial land use. This slide, I just wanted to show this site in relation to the surrounding area. The Spring Hills Transit-Oriented Development is shown. And the portion that goes west of I-75 has not been developed yet. But there is a portion here that's called Village Center. So, there are plans in the future for this intersection to get developed with more intensity. This slide shows commercial uses in BR zoning. And the letters P stands for permitted, L stands for limited, A for accessory, and SE for special exception. And as mentioned in the last discussion, it is lower intensity than the existing zoning. So, some of the uses that might have been allowed by right might require special exception, such as a drive-thru restaurant. In addition, this slide shows commercial services for BR, and P stands for permitted. So, you can see funeral home is among those that would be permitted if the BR zoning district is approved. Our basis for approval shown on this slide, this rezoning, if approved, would implement the commercial future land use designation. It would also implement the Spring Hills Activity Center Plan. Policy 3.1.2 of the future land use element speaks to where new commercial activity should be located. And this is in an activity center where it's so designated. And Section 402.77 from the Unified Land Development Code provides approval criteria for rezoning. Staff has reviewed those and found it consistent with an approval. Our recommendation to the Planning Commission is to find Z26-00007 approved and with our base assessment we have in the stack report. If you have any questions, I'm happy to answer. Thank you. Are there any questions from the Board? Okay. It's the applicant that we've done the presentation on the applicant. And so, is there any public comment? No more Board discussion. Last shot. Okay. So, we're ready for the vote. Mr. Chairman. Go ahead. Mr. Chairman, I move that we recommend application Z26-00007 to rezone from BH district to BR district. Is there a second? I'll second. Okay. Any more discussion? All in favor? Aye. Opposed? Thank you. Come on. Mr. Hayes, if you'd change your nameplate, that would. Thank you. Mr. Chair, for these next two agenda items, I'm going to go ahead and recuse myself from these discussions for potential conflict of interest. Okay. Mr. Chair? Yes. Are we ready? Ready. Mr. Chair, Chris Dawson, Principal Planner for Development Services at Alachia County. I'm obviously not Jerry Brewington. The next item on your agenda is Z26-00002. This is a large-scale comprehensive plan amendment for about 580 acres in the western portion of the cluster. And this will implement phase one of the Hickory Sink Special Area Study. The Board of County Commissioners accepted the Hickory Sink Special Area Study in November 2023 with a resolution and some conditions. Some of those conditions allowed specifically phase one development for a UF golf property. So that's for a portion of the special area study. The conditions also identified conservation areas and areas for potential future development, and it provided specific direction on protection of environmental resources within the limits of the special area study. The special area study now consists of sort of three distinct areas, if you will. One is the property that's under consideration tonight, which, as I mentioned, is about 580 acres. It's just south of Oakmont and west of Hale Plantation. There are lands west of Parker Road. That's owned basically by IFAS almost exclusively. And then there are lands south of the golf course property that are still owned by the Lee family. So, again, this property is located south of Oakmont. They share that border and west of Hale Plantation. And that's a picture of where we're looking. So, the site is there along Parker Road. Here's Oakmont just to the north, and Hale Plantation is just to the east of it. It's a relatively current area of the site, sort of showing it. This is a historic ag property. It's been in ag use for a very long time. The current future land use designation is rural agriculture. It is outside of the urban cluster. And the proposed future land use designation is UF Golf Institutional, which is a new future land use designation that is being created specifically for this site. The BOCC also approved a series of conditions with the special area study. And those are going to be incorporated as policies or goals or objectives in the comprehensive plan, and then also implemented with a plan development zoning. And we'll talk about that plan development zoning in our next item. The present request is initiated by the UF Foundation. That's the property owner currently. And it applies only to the 580 acres that we're talking about. Staff are proposing some wider properties, wider policies that deal with SAS as a whole by establishing the special area plan and the comprehensive plan. So, I did just want to talk a little bit about the special area planning process. We don't do these very often. It's been a long time since we brought one to the Planning Commission for implementation. So, first, there was a scope of work that started way back in 2020. And that identified area issues, processes for conducting the special area study. So, that's basically an agreement between the property owner and the board about what kinds of things are going to be analyzed. And the reason that that was required for this property is that it makes up the majority of the Hickory Sink strategic ecosystem. Strategic ecosystems are areas that were identified in the county and have some sort of special protections. And in order to develop in them, it requires a special area plan or a special area study. That's really what triggered this special area study was the want to do something other than just the ag that was there. That special area study included data analysis. So, that's mostly an environmental analysis of the property. There were stakeholder workshops and presentations to the board. And the board accepted the special area study by resolution in November 2023. So, this next stage is the special area plan. And that implements the recommendations and the conditions of the special area study. It is going to include comp plan amendments. And it will also include zoning changes for the property. And this is a whole separate set of neighborhood workshops that the applicant is undertaking. As well as the public hearings with the planning commission and the board of county commissioners. So, again, I just wanted to sort of point out the Hickory Sink strategic ecosystem. You can see that in the green color here. And then you can see this is basically where the UF Gulf property is. It's not separately shown with the boundary here. But that's sort of northern 580 acres east of Parker Road. So, really, there's two parts to this application. Part one are proposed map changes. So, that's adopting maps related to the Hickory Sink special area study. Those have to be incorporated into the comprehensive plan. And that would include three new maps, really, for the future land use element. Including map F-17A, which is sort of this is a clip of it. It's also in your staff report. But it will identify sort of the limits of the special area study, the special area plan. And then we'll also identify where that University of Florida Gulf property is. The second map is the sort of change of land use. So, the current future land use designation for this property is rural agriculture. And the proposal is to create a site-specific future land use designation called UF Gulf Institutional. That one will be assigned to the property as a map designation and we'll have policies that implement it. And, again, that's what this will look like. It's just a different color on the map for this site. And that's that UF Gulf Institutional. And then one final map that will be adopted, if the board chooses to do so, is a conservation management area map. And that's for the entire special area study. Now, the only portion that will be implemented through a PD currently is the portion that's on the UF Gulf property. But in the future, if there are additional applications within the boundaries of the special area study, those would also have to observe those CMA. And so, here, you can see on the UF Gulf property where those CMA areas have been designated. Those were identified during the special area study as part of the environmental analysis. I'm certainly not the right person to talk about why those particular areas were designated, but we do have our Environmental Protection Department here who can talk about those specifics if needed. Part two of the application is a set of text amendments to the comprehensive plan. These are a new objective, 8.6, to the future land use element. And that's the implementation of the Hickory Sink Special Area Study. There are policies that go along with it that identify very specifically, sort of generally, 8.61 through 8.64 that apply to the whole of the SAS, but then also 8.65 that will apply specifically to the UF Gulf property. So, I don't have all of the policies specifically there in your staff report in the back if you're wanting to follow along, but I'll describe these new policies that we're creating. So, policy 8.6.4 is the designation of conservation management areas within the entirety of the SAS. We have a policy 8.65 that addresses the extension of total water and sanitary sewer to the property. So, currently, this is outside the cluster. It wouldn't normally be eligible for sanitary sewer potable water extensions, but as part of the Special Area Study, that was identified as a possibility. And so, that will also be an extension of those systems to the property. So, it's not using well water and septic systems. In addition, policy 8.6.5D deals with water conservation and E deals with landscaping on the property. There is nutrient management dealt with in policies 8.65F and I. The requirement to use BMPs for golf courses in 8.65E and a requirement for a water quality monitoring plan in 8.6.5H. So, all of these 8.6.5 policies are specific to this UF Golf Institutional. There is a table included. This is right. Yes. This is 8.6.5D, and I wanted to call this one out specifically because it's very different. The Special Area Study sort of envisions this idea of a water budget or certainly some sort of limitation on the amount of water that's being used for properties within the Special Area Study. And after much work between the applicant and our water quality folks, this is what we've come up with that's in the comprehensive plan and will be further implemented in the BMPs that are part of the plan development zoning. So, it identifies gulf and non-gulf areas as part of this, and that's in a number of acres. And then for each of those, also identifies the maximum amount of irrigation that will be provided to those different types of areas. And then the primary water sources for that are going to be stormwater. So, the applicant has a plan to collect stormwater and use that for irrigation and then also reclaimed water. The policy provides for emergency irrigation, especially in times of drought or whatever, or where maybe reclaimed water isn't available from GRU. Well, there's some existing wells and potable that can be used for backup and establishment, and the policy provides for that. Landscaping will consist of native and or Florida-friendly plants. 865i identifies that mineral fertilizer is prohibited outside of the gulf, clay, turf, and event lawn areas. So, that's a really reduced set of fertilizing compared to many other applications. So, Mr. Chair, the proposed gulf course use will require the extension of municipal water and sewer, as I mentioned. Yes. The applicant did provide an analysis, and while we are not identifying change in where the urban cluster is located, we do believe that the resources that are present on the site really require that extension of potable water and sanitary sewer in order to protect them as this is developed. And so, we are recommending, as part of this, that the potable water and sanitary sewer would be extended. So, just a quick timeline about where we are, that the Planning Commission is hearing the item tonight, obviously, and you will make a recommendation to the Board of County Commissioners, either to transmit or not, and that's obviously your prerogative. And our recommendation is to transmit to Florida Commerce. That will take time, then, for Florida Commerce to review. This is a large-scale comprehensive plan amendment, so there is a state part to this. And then, it would come back to the County Commission for adoption. With that, Mr. Chair, staff recommends that the Planning Commission find the application consistent with the comprehensive plan and recommend the Board transmit the proposed comprehensive plan amendment to Florida Commerce for their review and comments. And, Mr. Chair, that is staff's presentation. I'm happy to answer questions, and I have staff from our Environmental Protection Department, Transportation Planning, and other groups, if those questions get there. I'm going to start with questions, comments. Go ahead. I know this is in the Florida Aquifer Recharge area, and I'm wondering what the plan is for, and I know you kind of touched on it, for nutrient and pesticide management. Mr. Chair, I'm going to let some of our Environmental Protection staff respond to those comments. Good evening. I'm Stacy Greco, Water Resources Program Manager with the Environmental Protection Department. Great question. So, there is a nutrient management plan. It is one of the BMPs. It's in your packet there. So, there will be groundwater and surface water monitoring before construction and after construction, and really looking at the nutrients and the, I believe the language that you're looking at tonight does have in there specifically pesticides also, because that was your question, but definitely nutrients, and then our other typical water quality constituents that we would look at. So, it does have that groundwater also recognizing that this is in a recharge area that does move to our springs eventually. This is something that would be permitted through the Water Management District as well, because it's a, does it have any, would it have any well water use for irrigation purposes, or is it all proposed to be potable? So, there are existing wells on this property. If they needed to get a new well, that would definitely go through the Water Management District for the well construction and a consumptive use permit there. To do the, also the pesticide management and best management practices and all of that with the Water Management District, even if there is not a new well? So, as far as the nutrient management, I mean, that is more, there is a DEP best management practice that they need to follow. So, that's more a DEP, not the Water Management District. But then we have worked into there, you know, a monitoring plan that, you know, I believe goes above and beyond the state DEP monitoring plan. The comments. Ms. Greco, will the water that is used for irrigation, will that be monitored as to the nutrients that are being pumped up from below? Yeah, so the nutrient monitoring plan does require, when they are looking at their fertilizer use, that the, what they believe that the golf course and everything will need, that they will have to look at the nutrients that's in the water, because especially since they'll be using reclaimed water, reclaimed water has nutrients in it. So, we were sure to put language in there that includes those existing nutrients. And if they're watering from the stormwater ponds, they're going to be monitoring those to know, you know, what nitrogen and phosphorus is in that before they then, you know, add additional nutrients. Will there be a dual system of transport of water within the system? You're going to have, I know, potable water, but you're going to use water, runoff water. And then, are you also going to be using water coming from the ground water wells? Yeah, so it does, it outlines a, like, preferential use of water with using stormwater that's collected in the ponds and then reclaimed water. And then, if those sources are not available, then it would go to groundwater or to potable from GRU, kind of depending on the situation. Okay. I've got a few questions, I guess. Where's the proposed GRU water and sewer going to come from? What direction? Come down Parker Road or from a different direction? Or, I mean, I know Oakmont's just north, but. Yeah, so, I mean, this will be coming from the Kanapahaw facility, so, for the reclaimed water. So, I believe, I mean, they are at Oakmont right now, is on reclaimed water. So, I don't know the exact path, but, I mean, Oakmont is right there with reclaimed water. And then, can you tell me exactly, I mean, I have reclaimed water in my neighborhood, but I don't know how it's collected, to be honest with you. So, I know it's used in irrigation, but I don't know how it's collected. So, can you explain that to me quickly? Yeah, so, reclaimed water, that is the treated wastewater. So, when everyone is taking their showers, flushing their toilets, all of that goes to the wastewater treatment facility. And in this area, it's going to the Kanapahaw facility there behind Veterans Park. It is treated. And then it is, that is what is sent out as reclaimed water after treatment. And then the monitoring after the course is built, you know, and later down the road, for how long is that being done? I mean, I know there's a lot of monitoring up front and, you know, the nutrients, you know, in the water that's going to be used and that's coming up from the aquifers and stuff like that. But, you know, how long is that being monitored after the fact? Yeah, so, it was going to be quarterly for the first three years, and then I can't remember, my files are over there, if we, then if it was going to twice a year, but also it would depend on what we're seeing. So, if it wasn't meeting, you know, the groundwater standard for springs, then, you know, I think we wrote it that it would continue for quarterly. Did it go down to twice a week or twice a year? Thank you. So, after the three years, if we're meeting all those targets, then it could be just twice a year. Okay, and then what happens if it's not being met? Yeah, adaptive management. So, then they would have to look at how they're using the chemicals on the property to meet those standards. Okay, and then what, the county has the ability to go back to the course and say, you know, you're mismanaging, you know, what you're using and the pesticides and the nutrients and everything, and, I mean, they couldn't shut them down, right? Yeah, so the way that it is written, the monitoring reports would have to be shared with the county, so we would be reviewing those. And then it does say that, I believe that we would, they would re-evaluate the nutrient management plan if it wasn't meeting those standards. And our codes, our water quality code, is in reference within this document. Do you want me to take care of that? Barry, help him turn it off. I'm going to shoot it. Just turn it off. I've been trying. I'll help you. And then last question. The, I guess, the runoff area that they're going to have on the course, this is going to be different from, like, a water retention because it's going to be wet lines so they can, you know, hold the water. Is that right? And I'm assuming that's going to be in different lakes and parts around the course? Yeah, so I believe that some of the ponds would be lined, but not all of them. Is that correct? And then they would be able to draw from those lakes or bodies of water and everything for the course? And this would be, what, the first line of water, the first water use? Yes. So the chain there is let's use the stormwater, then the reclaimed, and then you would go to the groundwater or the GRU potable water, which is also groundwater. Thank you. Yes. More questions? What is a strategic ecosystem, and what makes Hickory Sink a strategic ecosystem? Good evening, Commissioner Steve Hosteter, Director of Environmental Protection Department. Your question was, what is a strategic ecosystem? And what makes Hickory Sink a strategic ecosystem? And Hickory Sink. Okay, so first of all, strategic ecosystems are 47 designated areas in the county that, under our comprehensive plan, were given special protection because of, usually due to significant environmental values. Sometimes that was large, green, and connected, like we see on the east side. Sometimes there are small, very sensitive features that we often see on the west side of the county. So Hickory Sink is kind of a blend of the two. So Hickory Sink was identified in a report by KBN Golder back in 1997, and that report was what is used to identify the 47 strategic ecosystems. For Hickory Sink in particular, it was recognized as having significant aquifer recharge value. It was in a karst environment. It has sand pine and pine community with a pretty good diversity of species. And it has significant geological features. So there's cave systems and similar features like that on the property. So that combination of habitat, geologic features, and sensitivity to the aquifer were the reasons why it was identified. Strategic ecosystems are not only listed in the comprehensive plan and the code as a unique protected area, but they have specific protection standards that follow those requirements. And one of those, as Chris has already pointed out, is the requirement that if you're going to develop in any large capacity within a strategic ecosystem, you have to do a special area study and a special area plan. That special area study is done to ground truth those resources of the strategic ecosystem. There was a very broad original report, which was done, again, quite a while ago. So the complement and the code requires that each site get ground truth to the point where we can specifically see the issues. That ground truth allows modification of the boundary as well as modification of those areas that should be protected, as well as other development requirements and conditions that help protect why that resource was identified to begin with. And is the entire property discussed tonight within the? Mr. Chair, yes. The entire golf course property is within the strategic ecosystem. And it's an upland, which is a rare, undeveloped. Most of our uplands have been developed, right? Zurich, Vandell, right? Yeah, Mr. Chair, it's, yeah, it's mostly Sand Hill. Most of the Sand Hill is actually on the property to the west, which was the IFAS piece. This one was, this side was more recognized for its geologic features, its sensitivity, its cave systems. And there are some good pine and hardwood forest communities on the property as well. And speaking of the sinks, do any of them have direct aquifer connections? Yes, several of them have them, yes. One last question about environment. So part of the plan for the site is to have portion and permanent conservation. Does that mean an easement? Mr. Chair, yes, it does. We would have a protection tool that is in perpetuity. We're expecting it at this point to be an easement. For the Latch County holding that easement? My understanding is that is the current plan, but it doesn't have to be determined at this point. There's all my environmental questions. I have other questions later. Sure. We're going to ask for public comment when the board has finished with the first round, and then we're going to come back and have a discussion with the board. So I have some other questions, but I'm just going to offer anyone else. So my other questions is, so golf courses are allowed in ag zoning with limited use. So what are the limited uses? So, Mr. Chair, the limitations have mostly to do with BMPs. There is a golf course BMP that's identified in our land development regulations that is applicable. So it's really, that's sort of the main limitation on the use. So speaking of BMPs and monitoring and pesticides and water use, are there, in discussions with University of Florida, were any of the described plans above and beyond what they would normally do with a golf course, other than the monitoring that the county is doing? Yeah, I believe so. I mean, definitely with the monitoring, it is above and beyond. When you look at the landscaping plan, there are irrigation rates that are outlined in that. I'm not aware of the state BMP requiring that. There's also some other things in there for the areas that are outside of the golf course play area. So, for example, not using synthetic fertilizers outside of the golf play area and then the event lawn, the native landscaping. So I think that all of those parts are above and beyond what would have been required from the state in that BMP. So beyond required, how UF would design the golf course? Because I imagine UF would have native plants surrounding their buildings that would be in line with ethos of their departments. So beyond that, is there any water use or pesticide use or fertilizer use, is there anything beyond that UF is proposing than what they would normally do on a golf course outside of state? I don't know that I can speak to that since this is the first golf course. So, Mr. Chair, I want to maybe kind of back up. I'm not going to answer your question directly. I'm guessing that the applicant can probably provide some response to that when it's their opportunity. But what I do want to sort of point out is that many of the things that the applicant is doing, both as part of the comprehensive plan and then as part of the implementing plan development, a lot of your questions had to do with things that are in the plan development, not necessarily in the comp plan. But I do want to point out that the policies that we're adopting related specifically to this site are different and are sort of, I guess what I would say, over and above every other golf course that we've had in Alachua County up to this point. I don't know that they're necessarily, I can't speak to because we haven't had a new golf course in Alachua County in a good while. I don't know if they're state of the art, if they're sort of just falling in line with every other golf course that's being developed around the world. But what I can say is that this is a very site-specific adoption. It recognizes the natural resources that are on the site, both in the policies and in the maps. It sets those natural resources aside in a way that the county requires for any development, I suppose, but that UFGolf might not otherwise have to do. So I do think that UF has come to the table with a sort of extra level of regulatory oversight, if you will, in those policies that we're adopting. I would let them sort of offer if they feel like they've gone, you know, over and above what they might have otherwise done if the county, you know, kept its nose out of it. Thank you. What I was thinking about for the agenda for the moment is that whatever comments you have now, we're going to then ask for public input, and then we're going to go back to having a discussion of the members on the board. Does that work? Are we going to hear from the applicant? Yes, because I skipped. Yes. Thank you. But I said that the applicant would do that. I was thinking about it being in part of the public comments. So you want to hear from the public before we do the motion? No, I think you're right. No, I mean, it's unusual. Yeah, try to do the applicant first. Yeah. Okay. Okay. We're all good. We're all saying the same thing different ways. So, Mr. Chair, is the board done with questions for right now, and you're ready for the applicant? For the moment, yes. And then we're going to go to ask the applicants to come forward if they'd like to come forward. Good evening, Mr. Chair, members of the commission. My name's Chuck Clemons. I'm the vice president for government affairs and community relations. It's been a long time since I've been in this building. If you allow me one moment, earlier, you talked about the old Wahoo restaurant, and 30 years ago, Mr. Chairman, we were out cutting the ribbon because it was the county of Alachua's welcome center, and it's money, how time flies. And sitting where you are, Mr. Chairman, I have to go to therapy sometimes because I commanded a 13-hour public hearing just like this, and it was about the siting of a cement plant. So, anything tonight will be way better for that, and it's much better, sir, being on this side of the dais. But thank you for allowing me a few moments to speak on behalf of our president, Dr. Donald Landry, and the chairman of our trustees, Mr. Maury Houssaini. You know, the University of Florida has been more than a campus to our community. Our golf course is 100 years old. It's not even a regulatory length, so we can't hold tournaments there. Many of the experts that you see behind me tonight representing the applicant, the University of Florida, and the University of Florida Foundation, are subject matter experts. This is not a normal, first of all, it's not normal for a university to build a golf course or to submit plans. But in Alachua County's case, it's a wonderful opportunity to have a top five public university with the subject matter experts in environmental protection on the team. Many of the folks here tonight that are here to answer any questions that you may have are not only subject matter experts in their areas, but they advise and help to create policies for the Department of Environmental Protection in Tallahassee. You know, the University of Florida is a great university. A hundred years ago when we built the golf course, we had about 500 students. We have about 90,000 students today. We have a great athletic program, and this will be a part of it to take us to a completely new level. As far as the project should be viewed by the lens, not simply as a recreational project, but as an extension of the University of Florida's public mission. You know, this is not a legacy design. This is not the normal golf course design. We have interwoven not only pesticide management, water management, all of the best management practices that will be state of the art, that other people, not only across the state, but across the nation, will use, come and study us, and ask us questions about how we did this. We're happy to partner with Alachua County. We welcome the partnership. The last six months of negotiation and interaction with the county staff has been superb. You've got some great, talented individuals that have asked them really good questions. And, yes, we have gone above and beyond. It is bringing good questions, it's understandable, but see this plan as it's presented through progress, and it represents intentional scientific planning guided by your principles. It's guided by the Alachua County review laws. It's reviewed by your staff, and it's shaped, certainly, with community input. So we think that we are a good partner. We want to continue to be a good partner. Any other questions that you might ask before questions? Is that the completion? No, ma'am. We've got the real guy, the expert, who's going to answer your questions, Miss Young. I will wait. Okay. Thank you. Thank you, Chuck. Chair Rutenberg, Vice Chair Young, Planning Commission, thank you for having me. I'm Tyler Matthews. I'm CEO of England Tims & Miller. So we are the planner, engineer, surveyor on this project, representing the University of Florida. Let me advance this slide for you here. I'll be brief because I think staff covered the application quite thoroughly, and obviously this is part one of a two-part series this evening, talking land use first and then PD zoning after this. I did want to highlight briefly the project team that is on here. As Chuck mentioned, the team here is a group of world-class professionals that are working literally all over the country. A few to highlight would be from UF, both Chuck Clemens and General Kratzer. From IFAS in the room tonight, Dr. Brian Unroh, who's a turf grass science expert working with the Tallahassee and superintendents all over the state, as well as Dr. Marcus Lashley, who couldn't be with us this evening, but is in the conservation and wildlife part of IFAS. Arcus is a world-class golf manager. They're consulting on this project. They own and operate over 80 facilities across the globe. And then on the design side, the partnership between Bo Welling, who's most known for PGA Frisco, and Tiger Woods' portfolio, as well as in the room Steve Smyers, who's both an alumni of the golf program and has done work in over six continents, 27 countries, notably in Florida, Old Memorial, Isleworth, and then notably in the university world, the University of Indiana's very conservation-heavy golf project that just recently completed, as well as Hart Howerton, who's a world-class architecture firm known for many clubs all over the country and world, including the Yellowstone Club and work on the 38 corridor in Alice Beach. And then the consulting team here with ETM, ECS, Farner-Barley, in-the-room counsel from Rogers Towers, our land use counsel, T.R. Hainline, and environmental and biotech. So I want to just spend a minute there to show you we have a lot of these experts in the room this evening, and depending on where questions go, we'd love to pull different people to the conversation. Okay, so very briefly, staff hit it. We had an SAS. I was at this pulpit two and a half years ago, end of 2023. I'm sorry, I don't understand what an SAS is or the other. Could you not use, or could you use items that we can identify? Absolutely. So SAS is the special area study. All right. Yes, sir. So this was, right, the specific ecosystem put in place decades ago, the special area study that was adopted in 20, the SAS that was really how we're responding to the specific ecosystem or special ecosystem is what was approved by the county commission in late 23. And then we're here tonight for the special area plan, which as you see on the slide, includes the SAP map and text policies. And we're here tonight to transmit the large-scale land use. So, and then the bottom bar here shows you where we are in our timeline, specifically in this calendar year with the planning commission this evening, Board of County Commissioners, the 28th, state review, and seeking approval from Board of County Commission June 20. Okay, so we'll keep walking through. So again, the SAS started it, special area study. You can see here on the bottom left, that was achieved in 2023. Since 2023, what has happened? So I wanted to kind of bring you along the journey very briefly because the SAS was for over 4,000 acres. So the 4,000 then is subdivided. The 2,600 west of Parker is the land that's the stewardship of IFAS. It's a working forest is the vision for that property. You have the 580 acres, excuse me, which has been transferred to the University of Florida Foundation for the off course. That is explicitly what we're here to talk about this evening. And then south of that is the remaining Lee lands. So that's the breakdown of it. And that is what has happened from 23 when we had the SAS approved to where we sit today in early 26. Also this calendar year, we've had workshops at Tiger Elementary right up the road. And we've had a lot of community discussions and have been working aggressively towards planning commission this evening. And what are we doing today? I mean, our goal is that we answer any questions and end tonight with a recommendation to transmit to go to BOCC here in two weeks. So here's a map. In our business, we like looking at maps. This is a map that shows you how the 4,000 acres are subdivided. Again, west of the road, stewardship of IFAS, working forest. South of us, remaining Lee land. Tonight, we're here to talk about the land that's highlighted in yellow, the golf course. This is a specific map. Staff hit this. Happy to answer any questions. But these are two of the three maps that would be adopted in what you're approving and reviewing and approving this evening. To answer the CMA question, the green stripe that you see on the right slide, both the long finger and then the two squares is the land that goes into forever conservation, ultimately with an easement over it as part of this process. Could you do that again? Yes, sir. I have no idea what you said. Okay. And let's see. Does my mouse work on the screen? Yes. There we go. Okay, so this map on the right is the green land that's labeled CMA, which stands for Conservation Management Area. That land was adopted in the maps in the Special Area Study. And then in the SAP is the further continuation of the recordation of the CMA in both this long vertical swath. Get my mouse to come back up. Here we go. But this long vertical swath as well as these two areas. And so that is being further adopted with this land use adoption, and the PD map also reflects the CMA. Ultimately, per the conditions in the SAS and the policies in the SAP, the CMA will be recorded as easements long term. What's the dark green between the 122? Right here. Yes, sir. Yes, sir. So these are easier as we get into the PD documents. So, again, this is kind of a bifurcated presentation. But effectively, the two different colors here, both the white, what is appearing as a white stripe on the screen, and the green are two different areas that are developable land with slightly different kind of allowable uses, slightly different rules. But both are detailed in the SAP and the PD. So the green is preservation, the CMA, Conservation Management Area. And then the white stripe and this green area between Parker and the CMA are really the golf course project. Well, is there going to be a golf course on that dark green? Because I thought that the golf course was going to be in the white area. Is that not correct? Yes. When I use the golf course here, I'm really referring to the whole development. Likely, we will have some golf course holes that end up coming west of the CMA, closer to Parker. And when we refer to the golf course project, we include things like the IFAS facility, like the First Tee facility, and just all of the accessory uses that are really necessary to present a championship course like this. Are you going to have any housing units in that dark green? We have no private housing units. We will have guest cottages that I'll speak to in the PD. For the PD, we have up to 30 guest cottages that are in auxiliary use only for the club. Mr. Chair, should I pause or do you want me to? I'm thinking. Okay. We should let you go ahead, but it has been some difficulty in following what you're saying to the pointer. And I think there are some people in this group that we're more comfortable or confident of where we're going than what we have right now. And so I'd like to dig in enough to make sure that we can do what we're supposed to do and be comfortable with it at the end. For sure. We're aligned in that goal. So let me briefly hit the remainder of the presentation, but please stop me at any point. The final few slides here, and I had not planned on going in detail here because I think staff hit the policies very well, but I just wanted to rearticulate really the flow of how policies were created, which was we had conditions from the special area study approved by council in 23. So if you think of that as kind of upstream. And then right here, what's on the screen are special area plan or comp plan policies. And then as we finish this part and go ultimately to PD conversation, the BMPs are the best management plans are the implementation of the policies. And so these policies are things like how we're handling the conservation area, how we're handling irrigation, how we're handling trails through the CMA. It's a policy. And then the BMP is how we implement it. And really we wanted, when we worked with staff, this is why it was so nice to do both side-by-side because you needed to have a complete picture. And when you can do both the policy and the BMP, you can answer questions in both places. So I had not planned on going through these policies, but happy to answer questions on the policies. Can I take a second, please? Etour. From the board, are you comfortable with knowing what is in different places? Are we all good? So we're all good on that one? Okay. Good. Okay. So as I come in for a landing, and this is really teeing up the PD side, but again, policies go to BMPs. And you can see here on the screen, the best management plans are BMPs. There's five of them, but they handle a lot of different things. And so when you think about the different segments being handled in the BMPs, we created this graphic, again, as we get into questions, to just guide us towards where different policies are being implemented. And what I want to make note of here, so again, policies from conditions to BMPs, community access is an example of one of the resolutions from the Special Area Study, resolution number 15, was community access. This is being implemented, really, in three ways. Open access to the property, as you see on the left, with the extensive trail network that we're contemplating and committing to. You'll see that in our PD map. Significant environmental and educational access, and Dr. Unruh from IFAS can speak to that, but significant turf grass research that we expect to do on this property. And then the final component of community access is the engagement with the public in both the First Tee, which is a nonprofit youth golf development program, as well as partnerships with local athletics, specifically thinking high schools. And so, in conclusion, as I land, I did want to invite a coach, J.C. Deacon, to say a few words. So, J.C., come on up. So, as he comes, J.C. Deacon's been golf coach for 12 years, won a national championship, won two SECs, and 30-plus tournaments. So, J.C.? Good evening. Thank you for having me. So, I am the golf coach here at the University of Florida. As Tyler mentioned, I'm in my 12th year. And I start just by, I grew up in Toronto, just north of Toronto, Canada. And the only reason that I'm standing here in front of you guys tonight is the game of golf. It's given me everything through my family. And since moving here, I have a wife and three kids now that, you know, come from the game of golf. It means everything to me. But being here at the University of Florida and building a program, the number one most important part of building a successful golf program is recruiting. And unfortunately, as it stands right now, our facilities are not even close to our competitors. And building this championship golf course would put us on another level. And we've had some success, but if this project is able to be approved, that success is going to go to another level. And like Tyler mentioned, I think golf is an extremely special sport. It has the ability to bring communities together. This First Tee project is something I'm incredibly excited about because, like I mentioned, golf has given me everything. And to be able to support some of our high schools and have them involved with this is a big deal for me as well. So we're obviously incredibly excited. I've had a lot of sleepless nights worrying about our recruiting. And this project would put that to sleep immediately. So I appreciate everyone and look forward to listening to the rest of this. Mr. Chair? Yes. May I ask the coach something? It's good. Coach, when is this golf course supposed to be completed? Timeline yet to be determined. Sure. Yeah, we're targeting late next year as far as Phase 1 being open. What do you mean by Phase 1? Phase 1 ideally would be a handful of practice holes for the team. I mean, at the core, this is a NCAA athletic facility to win championships for Coach JC and Coach Emily. And the first phase that will come out of the ground will be the team's facilities, which will include a handful of practice holes arranged in their vertical building, knowing that it takes more time for the remaining of the 18 holes to come up. So that's what we're contemplating right now is our Phase 1 and Phase 2 within a year of each other. But just how do you stagger construction to get these guys recruiting as fast as possible? Okay, so you're talking about 27 to have some practice holes and some facilities for the team. That's right. And then Phase 2 would be the remainder of the golf course? The remainder of the golf course and the members club. And that would be, so, oh, there's, what's this members club? Yeah, so we have a lot of details as we get into the PD on the total program of the facility. This isn't a public golf course? This will be a private club. The one that we have right now allows anyone who's a member of the community to come in. And I mean for any alumni to come in and play. Alumni, but not public. You have to have a connection to the University of Florida. Right, I understand that, but will this, will that be the same issue here? The intention right now is to keep the Bostick course as is, which will serve most of the public use need. Okay, that's, good. And we're working through what public access looks like here, but are committed to the public access that you see on the screen, which is the first T program, partnership with the high school athletics, very engaging research, as well as public rail system. So me as an alumnus, I wouldn't be able to use this to what you're coming in with. You would be able to come hike on the trails. Well, I understand that, but I'm talking about playing golf. To play golf, you'd be able to join as a member. And how much would that cost? To be determined. We're still working through the membership structure. But at the Bostick course, you don't have to pay as a member, at least it hasn't been in the past. That's why right now the intention, and very much why we're here to say, the Bostick course is operating and will continue to operate as is. Okay, I'm glad to hear that. We're building this really championship facility. Yeah, and I appreciate that, but I'm concerned that this is going to be a facility using university funds in order to prepare championship golf courses. It's worth noting that is why the foundation owns this property, because this will be a fully fundraised project through the foundation. Well, isn't that still University of Florida funds? No, no, because they will fundraise, as in the same way that you would fundraise for any other new athletics facility. That's the way the president funds things now, isn't it? Let's be careful. I'm sorry. I don't like that. I think this ought to be a facility that's open to anyone, any alumnus, and anyone really in the community, that since I consider this, even though it may be a university foundation funding, I consider that an arm of the university and a public arm of the university, and I know it's not done that way. Commissioner Mullins, we hear what you're saying, but the issues that are here before us tonight are not those issues. They're strictly the regulatory issues, the design of the golf course has yet to be coming, because we are going through the regulatory process, and that's the rudimentary first couple steps of this. I understand that, Mr. Clemens, and I agree with you, but you've gone beyond that with trying to sell this idea to the Planning Commission. Yes, sir, well, we're not selling it, we're just applying, and we're trying to apply with the rules that you guys and the Alachua County Commission, the State Department of Environmental Protection, puts before us, and we're doing the best job we can to make that application not only meet the minimum qualifications, but exceed all of the qualifications, so that this just won't be... I'm sorry. I'm sorry. No, that works. Right. Thank you. Mr. Chair, that's all we have for this portion of the presentation. Great. Would you stay up here, please? Absolutely. Are there any other questions? No. Questions? No. Yes. Okay, go. So the applicant has completed their total presentation? That is correct. So in Alachua County, we've seen golf courses check around the financial problems. We're not alone in that. Alachua County has UF looked at these other courses as a financial opportunity? We have. So it's actually an interesting journey because around the same time, 2020, when the SAS process was really beginning with the Lee family, UF had no involvement with the Lee family at that time. At that exact same time, I was in discussions and had been hired by the athletic department and the foundation to do exactly what you're talking about. And so we did a GIS analysis looking at the county and all sorts of lands owned by the university, by university entities, and other really struggling courses. And the main challenge was when you look at the needs of Coach Deacon and the length of the course that the athletes now play at, that any failing course was a part of a residential development, and that's really hemmed in by the housing stock versus when you have the ability to build a new course, you have a lot more liberty to get the length that these athletes now play at. And so with the core goal of recruiting, winning championships, and hosting tournaments, we need a more length and more flexibility in the course than those allowed. I was hopeful when we first studied it as well. I think that. Oh, and to clarify my question from earlier, that staff was insured, will the conservation, permit conservation areas be an easement held by Alachua County? I don't know the answer. Who will hold the easement of the conservation area? We can't hear. I wouldn't need the mic. The trust? It'd be the Alachua County Conservation Trust. And per the SAS, that was a condition that we committed to, that they would be recorded as easements ultimately. Obviously, we haven't done that yet. Because as the site plan still fluctuates, there's some ground truthing on exactly where that line is. Okay. Are the members, are the members here comfortable with the knowledge that they have? I am too. Okay. We have, I think there's a few. I'm going to wait until later. I have a, I just have a question about the CMAs, the small squares. Yes, sir. Are those sinkholes or caves? Those are harsh depressions, yes. They're caves. The northeastern one is the more significant cave. That is correct. Have you looked at the use of those depressions or caves by bats? So, the original SAS had extensive ecological research tied to it. The SAS originally had a much smaller buffer around the actual depression or cave itself. And then in the final work with staff on what would we preserve on that map on the right for the CMA, we extended a significant buffer away from those. So, that that CMA, I mean, while that CMA is uplands, think of it as undevelopable, protected, ultimately conservation easement protected land. But that's not what I asked. Have you done anything to identify whether or not these are places where bats congregate during the winter or summer? Mr. Chair, Steve Hoster, Environment Protection again. Historically, that northern one did have bats. It's been some time now since they had. Oh, really? So, they're not currently. From as much of the analysis that we've done, as well as the consultants, there doesn't appear to be a large bat colony there at the moment. Okay. Thank you. From my being around on sites and doing stuff, I think that the bats are decreasing in their number. Yeah. You know, and I think that, I know that near my house, I have seen bats before, but not in the last couple of years. And there were very few to be there. Oh, really? Yeah, and no caves. We're not in the cave place, you know, where I was. But there was something to be said. Thank you very much. Thank you. And we may ask you to come back up. That's fine. I'll be back for the PD anyway. You know the drill. Yes, sir. Yes, sir. Mr. Chair, there were some questions, and I wanted to, because we have some policy language in front of us, it's in your staff report. And I'm looking specifically, Mr. Chair, on page 19 of the staff report, and I'm looking at policy 8.6.4. There was a lot of questions about the conservation easement. And this policy is really specific to that. It doesn't necessarily identify exactly who's going to hold that conservation easement. Just like with every other development that we do in Alachua County that would be required to place permanent protection on natural resources, open spaces, whatever they might be, there are multiple options that staff can be accepting of. Those kinds of decisions usually don't get made until down the road when there is a real definable sort of legal description boundary for those conservation management areas. So I think the idea in this policy, as it relates to that, is that there will be a conservation easement. There's a management plan that goes along with that. And county staff is really going to only accept a pretty limited number of easement holders on that. It could be the county, but it's possible that there might be other qualified entities who could hold an easement like that. So I don't think we're trying to avoid answering your question on that, Mr. Chair. I just think that we're pretty early in the process for identifying that very specific requirement about who's going to hold that. And I think that I let the conversation go a little bit, but I believe that we're here for the geological and the other components that we do and not who can use them or not use them. But there's it was useful as a as a window into what some people in the community are thinking. And and from that viewpoint, is there anything else from I was going to go ahead to speak to the permanent conservation? And I asked because I have distressed in the way that the state is handling their conservation lands. So I was seeking another level of protection beyond that, considering there's been discussion about selling off or trading land trading on the state levels. That's why I asked. I'd like to be assured that there is a holder of the easement that will keep it in permanent conservation. I do have another question, Mr. Chair, if you don't mind. Sure. So we're this is a special area. It's been a study. We're looking at one portion of it. And and if this goes forward, we'll receive a larger presentation of the overall plans in the area. So. So to get a fuller picture, could you just briefly I know it's a big, big area, long process, a long study, really briefly describe the purposes or intended purposes of the other, not even purposes, but the zoning and usage of the other areas. Is there any easements or permanent conservation in the other areas of the of the special area? Thanks, Mr. Chair. That's a it's a good question. So I'm going to start and say, you know, right now we're talking about this particular application and and the pieces that are within it. There are additional CMA areas designated in the special area study that were identified. They're both east and west outside of the limits of this application. Obviously, we can't require the foundation to grant us a conservation easement over properties they don't own. So that is a limitation in what we're doing. But I do think that what we're setting up and as I mentioned, policy eight point six point four is one of those policies that applies throughout the entire special area plan. It's set up that way in the resolution that adopted the special area study or accepted the special area study. There are additional CMAs outside of this. And to the extent that any development or any changes in the current use of the property requires some sort of development approval, it's also going to have to go down this similar sort of process. So there would also be a comprehensive plan amendment that implements the special area study for that portion of the project, whether it's the portion west of 122nd or the property that's south of this. There would also be a plan developer rezoning that happens for that. And we would see similar kinds of identification of those CMAs and protection of those CMAs through conservation management areas. I can tell you that we have accepted an application for properties to the south of this. That's early in the review process. I don't really have a good sort of summary to give you, except that it does propose a style of development that would not otherwise be allowed in our rural ag future land use designation. We have had no information about properties west of 122nd, except to know that those are owned by IFAS. But in terms of what their plans are for that property, we don't have that information to provide you. And the plans are kind of irrelevant at this point. I'm just wondering what is prescribed, the prescription part of not the intended use. Yeah, I mean, you know, the property west of 122nd and south of this continues to have rural ag future land use designation. So until something changes that, they're consistent with sort of what's been happening on the properties historically. They can do those kinds of uses. There isn't really a change that's being granted to what those properties are able to do through this process. Those properties would have to undergo their own permitting process in order to change what's happening. Thank you. Thank you, Mr. Chair. Do you have the members of the board, I was going to go to ask for public comments. Is there anything that you want to say before that? So we're going to ask for public comments. Yes, I do have something to say. So generally we make a motion and do a public comment. But I will say that policy 3.4.1, in the land use and zoning context, the county shall use information to determine whether requested change is consistent with protection of natural resources. Policy 4.10.2, strategy shall be implemented through the land use planning and development review process to ensure that each strategic ecosystem is evaluated and protected based on the integrity of the ecological unit. Because of this and other reasons, I cannot support 500 acres of golf courses in a strategic ecosystem, no matter how state of the art, how environmentally protected, concessions, PMPs, the irrigation, water, those are all fantastic. But fundamentally, a golf course in a strategic ecosystem, I cannot support. So that will be my decision tonight, no matter what is proposed by other members of the commission. Mr. Chair? Yes, ma'am. I understand what Christy is saying, and I definitely understand. But we look back at our background of this applicant, like to me that in November 2023, it was accepted by the county commissioners and for phase one and also for phase two. And it seems to me that the staff and the applicant has worked together on those conditions set forth of that beginning, background, and for that reason, I'm going to support it. Okay. And I'm not trying to get everybody to say at the current time, but I appreciate both of the inputs that are there. At this time, we generally do motions, so that's why I stated my opinion. We have. It can go either way. It's, I would like to go ahead and ask for public comment and then move back to that, if you don't, if it's okay. Is there any public comment to take care of that? But if you do have, please let us know, because we're going to stop and let you say something. Okay. It's not. Yes. Okay. Is there a motion? Mr. Chair, I move that we approve staff recommendation for application Z26-00002. Second. Now we have more discussion. Yes. Mr. Chair, and forgive me if Chris mentioned this, in this evening you were passed out, staff reports had some slight changes to condition language or to policy language. Mr. Chair, there was a change in the analysis, the sections of analysis as it relates to sewer and water extension and the institutional use policies, but there were no changes to the policies that were proposed in the staff report that you had tonight. Could we dig a little deeper into that? I would love to. Absolutely. We're going through some things we love, too. So, Mr. Chair, on page, I'm going to have to get there now, on page nine of your staff report where the analysis is provided of policy 3.1.5 of the potable water and sanitary sewer element, we did change our analysis to look at section A of that, which relates to the absence of having sanitary sewer, potable water, creating public health or safety risk. If there were the golf course here without the use of potable water and sanitary sewer, we believe that that would, in fact, create a public health and safety issue by having all of the well use from this property specifically given where it is. That's the most significant change, Mr. Chair, in the analysis of staff. Discussion from the board. Are you ready to vote? Okay. All in favor? Aye. Opposed? No. 3.1. Let's do this again. 4.1. 4.1. 4.1. We've got someone on the side. Okay. 5.5. 5.1. It's passed with one abstention or one easel. Ready for the next one? Thank you, Mr. Chair. Again, Chris Dawson, Principal Planner for Development Services. The next application is E26-0000004. This is a proposed rezoning for the same property that we just talked about. And, Mr. Chair, I believe that the county attorney has some announcements. And, Mr. Chair, because this is another quasi-judicial item, we're going to go through the same thing that we did. Yes. Once again, there are no parties, but I'll do the ex parte. Has any member of the commission received any communication on this item? No. No. Other than just general public zeitgeist. Yeah, if you've heard things in general, but not, you know, the specific communications. As I mentioned, no parties, but if there were parties, they could request status tonight by explaining how they would be more directly or substantially affected than a member of the public at large. They would be given additional time to discuss their concerns and present evidence. If there is somebody in the public who would like to request party status now, they can certainly do that. We also need to do swearing in again, and we need to go through the recusal component, specifically what the basis of the recusal is for this record. UF, 2009, and I'm currently a gainfully, wonderfully employed University of Florida employee. Actually, my capacity really serves UF Health for the last five years, but I've been under the UF envelope. I'm also an alumni. My sorority holds an annual charitable golf tournament with the University of Florida golf course right now, and so for all those reasons, I'm requesting approval. Sorry, Mr. Chair, if you wouldn't mind pulling your microphone to you. We did not get any of that on microphone, so we'll have to say it again just for the record. Oh, you guys got the fancy version. Okay, got it. I'll give you guys a brief version. So, Mr. Chair, I am currently employed by the University of Florida. My role actually falls under the scope of UF, even though my purview is UF Health at the moment. This has been since 2009, and so for those reasons and others, I would recuse myself from these proceedings. Anyone who plans to speak tonight on this item, please stand and raise your right hand. Do you swear or affirm that the testimony or evidence you are about to give is the truth to the best of your knowledge or belief? Thank you. Mr. Chair? Yes. Ready? Sure. Mr. Chair, this is a rezoning application for the UF Golf property that we just discussed as part of a land use amendment. Again, the project site is located in western Alachua County, and it's just west of Hale Plantation, and just south of the Oakmont subdivision along Parker Road, 580 acres. Again, an aerial of the site, Mr. Chair, showing its historic sort of agricultural look with the current ag zoning for the property and a proposed planned development zoning. So, planned development zoning is a very specific type of zoning. It's site-specific, and in this instance, is intended to specifically implement the golf course use, as well as the policies that we've adopted, recommended adoption for, as part of the special area plan. Again, the existing or the future land use designation, we've got to update that one, will be UF golf institutional, not just institutional. Again, the comprehensive plan amendment that is associated with this request provides for the UF golf institutional future land use designation for the 580 acres that are owned by the UF foundation. The same application provided policy language that would be incorporated into the comprehensive plan in objective 8.6, and in order to implement that new future land use designation that was proposed as part of the companion application, we need a zoning district that does that, and the policies require specifically a planned development zoning. If approved, the PD will have conditions associated with it specific to the PD and an adopted zoning master plan that shows generally the types of uses and their locations on the site. The PD will also include a set of best management practices. There's five of them that will be included as part of the resolution when this is adopted by the board, if this is adopted. We have looked at the policies as they sort of relate specifically to this land, but also the plan development zoning, the level of service analysis for the comprehensive plan, and we believe that this application will not cause any level of service deficiencies. Policy 7.1.2, the future land use element, really provides four factors. When we're considering a rezoning request, those are consistency with the plan as a whole, the availability of infrastructure, the relationship to surrounding development, and the range of densities that are provided. So, in our view, this plan development zoning, which is now required by the policies of the special area plan, is the appropriate way to implement the golf course, and the PD includes specific techniques to ensure compatibility and the provision of infrastructure for the development. There's also a set of criteria in 402.77 that are a little bit more specific than the general policy. Those are identified specifically, each of them in the staff report, the set of criteria that are required to be analyzed as part of any rezoning application. Staffs find that the request as proposed is consistent with the approval criteria in 402.77. Mr. Chair, on the screen is the zoning master plan. You have this in your backup material as well, and I apologize, it's, you know, it's a big plan. It's 580 acres and fitting it in one picture on the screen can sometimes be a little difficult, but it is in more detail in your backup materials with the agenda. Okay. Mr. Chair. Can you help me? And where is the 30 units of temporary housing? Yep. Where are they going to be and are they going to be under the utilities? Mr. Chair, so as part of the comprehensive plan amendment, we, the planning commission has recommended that central water and sewer be extended to the site. All development on the site would connect to central water and sewer. I just wanted to make that clear. I will say I don't know exactly where all those cottages will be. We don't have a site plan at this point, so it's a little early. We haven't identified specific locations on the zoning master plan where those uses would be located. I've spent six years on a GRU advisory committee, and I understand some of that one, but that's, when you have a concentrated load like that, it would be really nice to have it on that system. And there's, you're probably going to have some places where it's going to be very difficult to do, but you, if I would encourage the, um, the appropriate people to try and accomplish that, that would be a, that would be good. Mr. Chair, it'll be required. Any development on the site will be required to connect to water and sewer. That's better. Thank you. Uh, Mr. Chair, so this is the zoning master plan, and you'll see some things that are similar, uh, to the maps that are adopted in the comprehensive plan. The conservation management area, um, that's identified in the future land use element now is shown on the zoning master plan. There are also, um, trail and roadway, uh, crossings of that conservation management area to allow access, um, to those other uses on the site back and forth. Um, those specific crossings, um, have a condition associated with them, um, and also are considered in the, um, conservation management, uh, best management practice. The intent is for those crossings to be as limited, uh, in nature as possible and to ensure that, um, they don't negatively impact natural resources and also provide, uh, for continued use of that conservation management area by any natural species, um, that are on the site. Um, as far as what that specifically looks like in any one of these, um, there's probably, uh, uh, it's going to be site specific for each one of those locations. The zoning master plan shows the potential for three access points along Parker Road. I don't have a ton more information about that, um, at this point except to say that those will provide sufficient access, um, to this development, um, and allow them to, to move around on the site. Um, the, the zoning master plan doesn't designate a specific area where the golf course would be. We understand that there's still a lot of design being done and that portions of that golf course are likely to be located sort of throughout the site. We understand the majority to be located in this development area C as shown on the zoning master plan. Um, but there certainly could be portions of it that are, are located to the west of the conservation management area. Um, in addition, the zoning master plan provides for bicycle and pedestrian connections to the existing stubs from the Oakmont subdivision to the north. So you can, I'm circling those now. They're a little harder to see because they're sort of a thin line on white, but those are located here. And then in addition, um, the potential for bicycle and pedestrian access, um, to Hale Plantation, uh, which is just to the east. That is the Southwest 46th Boulevard would be the extension of it. It doesn't really go all the way to the property line in Hale. Um, but the potential is provided for that bicycle and pedestrian, um, facility. In addition, the zoning master plan identifies, um, it's called a development edge. So it's not a term that we've, uh, used maybe in other, uh, zoning master plans, but that development edge includes a multi-use path, um, a public multi-use path, which allows circulation along the outside edge, as well as a planted or, um, existing, uh, vegetation buffer. That'll be determined specifically at the site plan review stage when we look at those very specific details. I think that's, um, what I mostly have to say about this portion of the zoning master plan. Um, I certainly would answer questions, um, when I, when I get there. Um, I do want to point out that there are five best management practice, um, plans that will be adopted as part of this plan development. That's a little unique for us. Um, they will be included, um, in the resolution that the board would adopt. Um, the, the stormwater management BMP, um, really implements our chapter seven, article three, of our county code, condition 13 of the SAS, and it identifies specific low impact development techniques to be used. And I'm going to go through these kind of quickly. And if the, the commission has specific questions about those BMTs, I do have other staff members here who can provide some more clarity and certainty about those. Are they in the, uh, They are not in the staff report. They were in the agenda backup. We didn't include them specifically in the, the staff report, but all of them were included as the backup for the, um, agenda item. Uh, there are, uh, there is a nutrient management and water quality best management practice. Um, this implements condition 11 and 12 of the special area study and the, the policies that go along with it. It limits nitrogen, um, including, uh, in, in reclaimed water. And it requires surface and groundwater monitoring and management changes if targets are not met. And I know there were some questions about that and I know there were some questions about that in the, um, land use hearing. We can certainly talk about that, um, in more detail as well. All right. There is a landscape best management practice. This implements conditions 10, 11, and 12 of the special area study. Uh, it limits the amount of supplemental irrigation that is used on the site, requires native and Florida friendly plants, um, and prohibits myrtle mineral fertilizer on non golf landscape areas after the establishment of the natural resources, best management practice establishes required natural resource and course management practices and requires the avoidance of fragmentation and requires habitat connectivity. Uh, and then the conservation management area best management practice establishes standards for vegetation fuels and wildlife management ensures protection of the conservation management areas consistent with the comprehensive plan and the unified land development code and requires permanent protection of the conservation management areas. Again, Mr. Chair, the planning commission is hearing this item, uh, before the board of county commissioners. And you'll make a recommendation, uh, to them, uh, the board will not hear this item at the same time that they transmit the comprehensive plan. Um, and that is because the zoning, the zoning only requires one hearing the board where the large scale comprehensive plan amendment has to be transmitted to the state and then come back for the adoption. So the board will hear the PD zoning application when it considers the adoption of the comprehensive plan amendment. So in some ways you have a benefit to sort of see that other application around the same time that you're considering, um, both applications. Um, and then once, uh, county staff gets comments back from Florida commerce, we will take both the comprehensive plan and the PD zoning to the board. presuming that the board transmits the conference plan amendment. Did everybody get that? Oh, yes. Okay. I can nerd out on those details if anybody really wants, Mr. Chair. I'm sure you can. Mr. Chair, I, I do want to say, um, I, I, I don't know that I've said it clearly, but the applicant was incredibly responsive, um, to staff during the review. Um, this is a unique application. Um, and since we've released the staff report, we've continued to work on some of the, um, the language that was proposed in the conditions, um, that were listed. And so tonight I have for you some revised conditions compared to what's in the staff report. Um, and I'm going to go through them. Uh, they will all be on screen, the text of them, and I'm going to explain, um, why those changes were made. Um, and again, that is, we've been meeting with the applicant really up until this morning even to discuss those things. Um, so the first, uh, condition deals with the allowable uses that are on the site. And, um, staff has a very specific idea about, in our code, because we get to own it, um, the applicant doesn't, how we identify uses of property. And, um, um, the applicant certainly has a good idea about the things they want to do. And in their justification report, which was included in your backup, they have some very detailed language about the types of uses, um, that they would envision for the site. We kind of distilled those uses down to the way that we, in Alachua County, um, would look at the PD moving on to be implemented by a development plan. And so, the specific uses that they want, um, to be able to do on the site, we sort of came up with a distilled language. So, the, the items that you see on the screen now cover all of the, the items, uh, the uses that the applicant is interested in. These are consistent with the uses that are adopted in the comprehensive plan, um, for the site. So, again, it's got that sort of golf course, um, portion. It still allows for agricultural and silvicultural activities on the site. It provides for education and research facilities. And it includes, uh, charitable or nonprofit sports education uses. That's like that first tee that the applicant, um, has described. Uh, it provides for lodging and overnight accommodations. And that includes up to 30 cottages. I'm going to let the applicant, um, discuss exactly what those are. Cause I don't have a complete concept in my mind, except that these are not permanent, uh, residential units. Nobody's permanently living on the site in these cottages. These are a short term stay type of thing. And then, Mr. Chair, the sort of last, uh, part there, E, uh, provides for public and private, um, trails, trailhead improvements, picnic areas, outdoor exercise stations. Really considers that sort of portion of public access to the site that's envisioned as part of the special area study. These wouldn't necessarily be sort of in that golf course area. Um, but there may be portions of the site that are, are dedicated to this. Uh, condition number three, um, changed just a little bit. Um, I, I'm just going to say there's been a lot of discussion between, um, our water quality folks, um, and the applicant about the idea of identifying, um, where those karst features are, subsurface karst features are in relation to design, especially of the stormwater management system. Um, and so this condition really mirrors the language that's in the best management practice, um, for the stormwater. Um, and that's really has to do just with the, um, identification of subsurface features before you get to a sort of full stormwater design. So you don't end up putting a stormwater basin, you know, on top of a, a hole in the ground, uh, because that wouldn't be preferential. Uh, condition number four, uh, is changed, um, just slightly. Again, it deals with, um, development of those golf cart and roadway crossings, um, in the conservation management areas. And it, it does identify sort of those limited, uh, cross sections, um, just to sort of accommodate the minimum necessary so that the conservation management areas remain intact. Uh, condition number five was changed. Um, it added sort of the last sentence that you see here, which, um, deals with the use of existing vegetation. Um, I didn't write this in the condition initially, um, but it is something that we allow for buffers in any of the rest of our code. So the planting is consistent with sort of that width of buffer that we, uh, would expect, um, can, with our, our regular 40 foot wide buffer. Um, but we also do allow the use of existing vegetation where it's there and can fulfill that role as well. So it provides a little bit more flexibility for the applicant in fulfilling that buffering requirement. Um, and then Mr. Chair, um, the condition number six, um, took a good bit of work, um, but I, we got there and that's great. Um, this really, um, ensures that as part of the, um, preliminary development plan for the golf course, that, um, the, each of the access points is considered so that it's not piecemealed. And it provides that improvements, especially to the southernmost access point, which may serve as a joint connection to other development in the future, will have the ability to be, uh, redesigned if needed in the future to accommodate that additional development. Um, it won't be the responsibility of the golf course to construct a, a huge roadway that might serve, might or might not serve another development to the south. But certainly the ability for that, um, necessary, uh, easement or access point, um, to be constructed will be considered as part of that. I'm gonna tell you that, um, I've talked to the applicant and they're, they're good with these conditions. I hope you'll ask them yourself when they're, when they're up here. Um, but I think that, um, the language that we've shown you tonight is, is acceptable to them. And again, I really, um, enjoyed working with them. We don't always get applicants that are, um, as, as, uh, accommodating, but, um, but I feel like we, we had a good working relationship on these. And I think both staff and the applicant are satisfied with the outcome. Can you leave that last one up? Yep. I'm still trying to understand six. So again, this is really just, uh, uh, um, an acknowledgement that all of the connections need to be considered with the preliminary development, not piecemealing, um, the access management plan for this. Um, and also then, um, making sure that any improvements to the, the southernmost, um, access point allow for the expansion of that access point in the future if needed. Yeah. Thank you. I was thinking about something and I missed part of it. Sorry. No worries. I'm sorry. Could you, could you go back to six again? I'm, I don't know where the east west access road is. Thanks, Mr. Chair. So that is the southernmost driveway. Is it? Okay. Yes. That's exactly. That, the southernmost driveway is that part that would potentially provide access to the property to the south as well. Okay. Thank you. Mr. Chair, with that, um, that finishes my presentation. Staff recommends that the Planning Commission find the application consistent with the comprehensive plan and the Unified Land Development Code and recommend that the condition adopt the resolution approving the request with the conditions and bases. Uh, I'm, it says as noted in the staff report, but I do just want to say with the conditions that we've shown you here in the presentation this evening, there are a couple of conditions that are exactly the same in the staff report, but the ones that we've shown you here had some slight changes. And again, we'd ask that you, in your motion, sort of recognize those additional conditions. Okay. Mr. Chair, if the commission has any questions, I'm available, and we have a whole bunch of staff here that can answer questions as well. We're doing board questions now. Chris, just a couple. Um, so the access out onto Parker Road from the development on the west side, would those be with roundabouts or lights or is that too far down the road right now to answer that? Yeah, Mr. Chair, unfortunately, this is one of those situations where it's, um, it's too early to tell. And, and, and so I think, um, the condition six requires that analysis so that we do come up with an appropriate access management solution, whether that's turn lanes or roundabout or whatever that situation might be. That'll be driven by a, you know, a data driven analysis of the traffic, where it's going and exactly what the right solutions are. Um, and then I'm assuming with public access to the property and everything that won't have access directly to the golf course, I'm assuming that's kind of around the buffer of the piece of property. Um, and, you know, obviously we don't want people that are biking or walking, you know, to get hit by anything, but they can probably get hit going up, you know, second avenue right up in Boston, you know, quicker than they might for this new development. But, um, but I'm also happy to hear that the hail access at Southeast corner is going to be pedestrian and bike only and not be a cut through road. Yeah. And Mr. Chair, that is consistent with the condition, um, of the special area study. Um, so that's sort of been out there and, and, and we're looking at that in terms of, you know, the public access. Um, again, we don't have a site plan in front of us, but I am pretty sure that that, that sort of idea that we don't want to be. Of course, if I were playing out there, it wouldn't matter where you were, I'd probably hit you with a ball. But, um, but I think there's certainly that consideration, um, that there, there could be public access. Okay. Thank you. Okay. Other comments? My question was actually going to be the opposite of that. Um, I was going to ask about opening up 46 because, um, one of the reasons we have traffic congestion more so in West Gainesville is because there's not that interconnectivity. We don't have the grid structure that we have here. So, um, I was going to ask how is the Southwest 46 Boulevard? How is, is it at the, uh, very edge of the parcel? So, Mr. Chair, um, there is a, there is a piece of land between the end of Southwest 46 Boulevard and Hale and the property line. Um, that is not dedicated right away. So right now there's not a mechanism for the county to facilitate a roadway connection. So that's part one. I think part two is the understanding that, um, you know, the future is the future. Um, and right now what we're considering is that bicycle pedestrian access. But I think a future board could choose to make a different decision in the future if that, um, connection became feasible. We'd have to change the PD. Well, no, I mean, only if we were going to make UF Golf make the connection. And I think, um, what I'm saying is there isn't a way for UF Golf to make a roadway connection because they don't own the property and we don't own the property. But that's not to say that in the future that couldn't be a different situation. I thought it was in the PD that it's just a... It is. That's what we're going to ask UF Golf to do. That's what they're proposing. If there were something else to be done in the future, it would be on the county to make that happen. All right. I was at the meeting when that extension was discussed and turned down. And, you know, there has been a sign. I built one of the first five houses in all of the development. And I just... There's been signs up since forever. And it was... And then people bought property and then they were concerned that they would have too much traffic and they wanted to have the quiet. And I think that you could probably present an appropriate one, especially if you're going to have young people coming in. You know, you wouldn't want... They don't have cars and they're not driving around and it becomes multiple problems. So maybe there's a good thing that can happen out of this and you could do some of it. But it's... The county commission would have to change their mind on what they want to do. And that's... It's for the future. They're not going to deal with it today on that one. I'd like to, but that's not the way it works. Okay. We have... I have a question. Yes. Mr. Chair, I have a question for the assistant county attorney. Sir, on application Z26, five zeros and a two, on page three, it says proposed UF institutional on the land use designation. What is the designation going to show on the zoning map and the map of the comprehensive plan? And I'm sorry. I just... I'm concerned that if we've got UF institutional, then that should be property that should be designated as owned by the University of Florida, not by the University of Florida Foundation. That's just a concern that I have. Yeah. I think ultimately the naming convention of it is really just used to show that this is a golf course that's affiliated with UF. So you could say, you know, foundation institutional or something like that. But the zoning will just say PD. It'll just say... I believe that's what's listed, right? I'm sorry. What was that? The zoning will just be PD zoning. Okay. And the PD will be for a golf course facility? Yes. Okay. But on the comprehensive plan, it'll... It says UF institutional. But it's not university property. It's a... It may be quasi-official, but I've been told it's not. I think from a naming convention, it's, as I mentioned, it's just to show the affiliation with UF, not to designate that it is owned directly by UF itself. I wanted to just say that I'm very happy with the way in which the county and the foundation have come together to develop this project. I was the planning manager for the city of Gainesville when the Bostick golf course came up for a use as a large residential development. And they were going to turn the golf course into a residential development. The next thing I knew, Jay Wainwright was in my office, and I knew him personally. And he told me, Sam, that's not going to happen because the Bostick property was given by the Gainesville Golf Club in perpetuity to the University of Florida for use as a golf course. And then also, in the past, the university has been hesitant, to say the least, about dealing with the local government in land use issues. And I appreciate you doing this today. I'd like to bring us back to, is there any further presentation from the applicant? Mr. Chair, the applicant is here, and I believe they'd like to make a presentation. Can I ask a quick question? I'm wondering if there's a maximum percent impervious that's allowed for the things like the buildings, restaurants, and roadways, parking, et cetera. Is that something that? Mr. Chair, we don't have a specific condition that deals with the maximum impervious. So, like, sometimes in our planned developments, we say some maximum amount of square footage. We don't have that in this, and I think part of that just sort of recognizes the flexibility in what's being proposed as part of this development. All of that is going to have to be accommodated with the stormwater management system. And we do, for those areas that are the non, what are we calling them, non-gulf areas? Non-gulf areas. We do have limitations about the kinds of landscaping and the amount of water use that goes along with those. So, it's not a limitation on the intensity, necessarily, of the use. But certainly, the stormwater acting in concert with the irrigation, the landscaping, all of those things, I think will come to limit sort of the impact, if you will. Mr. Chair, one of the things also to keep in mind is in our agricultural zoning, we have a maximum building coverage, which isn't even, you could have additional impervious beyond that of 20%. And this is 580 acres, so you would have, you know, almost 120 acres of impervious area. That would be quite substantial, given the uses that are proposed. I don't believe it would even be possible or financially feasible. Mr. Chair, if you're ready, I'm sure the applicant is also ready. I'm ready. Good to see you all again, Chair, Vice Chair. So, I'll be brief, because I think Mr. Dawson did a fabulous job walking through the details. I did want to answer just a few of the discussion points there from the applicant's view. One would be, thank you for your movement on the prior agenda item. Second would be, I echo what Mr. Dawson said about the six conditions as far as the iterative nature between staff and applicant. And we do agree with the language as recent as this morning with a handful of minor tweaks. Three, I did want to mention, and Member Vincent, you brought it up, the 2023 Board of County Commission, SAS, or Special Area Study Approval, was unanimous. So, thank you for reminding us of that. And to the Chair's question on sewer, while we are still iterating on the site plan, the reality is, back to cost and pump stations and making it work, we're likely clustering the cottages very close to the clubhouse in a core just to make it financially feasible. I believe that was it. All right. So, let's jump into these real quick. And there's a handful of slides that I'll buzz through. We don't need to hit this one again. Again, we talked about where we are in the process. The only thing I would add to this would be, as Mr. Dawson mentioned, this PD doesn't show up at BOCC until the 23rd of June. And then later, at future BOCCs, is when we'll be back for preliminary development plans and then, obviously, ultimately, final development plans. So, iterative process as we continue to get more and more levels of detail. I believe the BMPs were covered, and so we don't need to go in much detail. They are happy to answer questions. And with this slide, I did want to invite up Mr. Steve Smyers, UF golf alumni and golf course architect for the project. And as Mr. Smyers is coming up, I would mention briefly, as you see on the slide. Come on up, Steve. The scope of the project is what you see on the screen. Championship golf. So, obviously, 18 holes. Cottages, up to 30. Happy to explain it, but at a very simple level to explain. It's members of the club or their guest coming to visit the property. We're going to plat this thing as one project. So, this is not residential development. I want to be very clear on that. A member clubhouse, separately the team clubhouse, because the athletes need their own area. And then, we talked about the pedestrian connections to Hale. It should say Oakmont, as well, on there. And then, range, short game area, team practice holes, IFAS facility, maintenance, and first tee. So, as currently contemplated, that is the scope, and that is the language, as reflected in that first condition, that staff is working with us to make sure the PD accomplishes all those scopes. So, Steve, I'd love for you to walk through briefly, from an architect's view, where we are on the golf course plan and what we're accomplished. Sure. Yeah, thank you, and thank you for having us here. You know, as a UF graduate, played on the golf team here, very fortunate to win a national championship and three SEC championships. It's quite an honor for me to be here right now. This is a real passion project. And as a golf architect who has done nothing else his entire career, I'm totally unemployable. I'm happy to be here. But anyways, you know, as a golf architect, we kind of marry the technical aspects and the artistic or romantic aspects of a piece of property. We've talked a lot about the technical aspects. You know, as golf architects, we have to be concerned about erosion, stormwater management, the water quality, how much we're using pesticide use, things of that. You know, and then we get into the technical aspects of strategy, shot making on a golf course and things like that. But we're now, right now, I'm going to talk briefly about the artistic or romantic aspects of what we do as planners. And we've got a plan right now, and we're going through the planning process. And when I first went on this property, I went to Val Lee and his wife, and I said, you know, tell me a little bit about the property and tell me if you were going to build your dream house, where would you build it on the property? Because as golf architects, what we do, we kind of envision if they were to put every single one of us on a helicopter and fly us out to this property and drop us on the property and tell us to walk, walk for days, we'd all gravitate to certain areas on the property. So I asked Val Lee and his wife, where would you build your dream house on this property? And they showed me, and then I went and walked that property for days. And guess what? It is the most powerful part of the property. So as golf architects, we try to take people to those powerful points on the property as much as possible. And the reason we do that is everybody responds strongly to the environment. So how golf and the environment interact gives the golf course a tremendous feeling. And I feel like we're blessed here because we have a very nice piece of property for golf. Somebody mentioned earlier about the land across the street, mainly sand hills. We have a portion of this property that are the sand hills. And as an avid golfer, if any of you are golfers, some of the most talked about golf courses in the world, of course, are Lynx courses, which are on the ocean. But the Heathland courses just outside of London, which have tremendous soil and topography and vegetation and how the vegetation interacts with the golf and the sand belt courses of Australia. And I've been fortunate to have built golf courses in both continents or both countries, played a lot of golf on those golf courses. And I feel like this site is almost ideal for that. So how golf, how we move people around the property, we're still studying that right now. We're going to find the most powerful points on that property. We're still getting information. And we're going to site everything to where it's a great experience. And then we're also going to integrate the landscape. Without these restrictions, we'd still try to integrate the landscape into the golf just to give golfers a real neat experience. So having said that, I could talk forever, but I'll ask if you have any questions or anything else I need to cover. Going through a handful of things. Thank you, Mr. Smyers. And as Steve mentioned, we're still iterating on the site plan, which is why at the PD level it's very much a schematic plan. I think worth noting from an applicant standpoint, I was eager to work through the BMPs with staff that would be adopted and moved forward this evening and then get into site plan so that we can respect the BMPs as opposed to if the site plan was already done. It would be harder to implement the BMPs that we're figuring out. All right. So I wanted to show you this real quick. We talked through the PD master plan. I don't need to reiterate any of the arrows. Happy to answer any questions. We already talked about the scope. The only new data point that I would add to this would be the yellow box you see here on the far right that is a buffer. That is the development edge. And then in the actual PD document, again, hard to tell at this size. That's why we zoomed in for you on this box in the middle of the screen. Part of the document is a cross section of that that explains how we're going to handle the development edge with the buffer requirements, with the non-exclusive easement for the pedestrian access. So again, happy to answer questions, but I wanted to highlight that level of detail being resolved today. Could you back up? Yes, sir. When you're talking about the buffer, I mean, it looks like it's straddling the lines both ways and it's actually into the development. It looks like it's in hail. It's not. It's not. And again, hard to zoom in here, but that dotted line there is a 40-foot width to the black line, which is the property boundary, which is the hail boundary, which is why we did this cross section here to show how the development edge would work from the property boundary with the 40-foot swath of land at our perimeter. That's sold. Okay. I'm looking above it, and I don't know if there's a zigzag in that development line. Oh, it looks like I can zoom in. Are you referring to this line here? I'm looking at the golden one. Yes, sir. Is that the better? Oh, I'm sorry. The golden line, and excuse me for calling it yellow. I am colorblind. The golden line there is just trying to show you an area to focus on for the presentation. The actual adopted line in the PD documents is the black lines, which is the black property boundary here, and the dashed line, which is a 40-foot offset from the property boundary. So this was just trying, for presentation's sake, to focus you in on a point we wanted to make sure was clear. Okay. You just exaggerated the size proportionately. Okay. Thanks. Okay. Thank you. Yes, sir. Yeah, just to try and focus in on a final discussion point. I want to hit this real quick. So this is, as we talked about, the bike-ped network we've been working at with staff. This is what it looks like on the ground. This is the dotted line that is the pedestrian circulation. This is in alignment with the comp plan, the bike-ped, future plans that the county has previously adopted, and you see the arrows from Oakmont as well as the trail network on the southwestern portion of the property. And as discussed earlier in staff presentation, the condition number six is all around the southwestern arrow, just while I have a map on the screen. I think we've hit community access. Happy to answer any questions there. And I'd love to invite Dr. Brian Unroh up to the podium to briefly talk about the BMPs we're doing around nutrient management. And Dr. Unroh is the state's leading expert in golf management, working with superintendents around the state and BMPs. He emphasized the word briefly. Was that the briefly? I took that. Good evening. I am Brian Unroh. I just crossed over my 30th year with the University of Florida IFAS as a faculty member. I'm heavily involved in developing all five of the turf-centric BMP manuals that we have in Florida, whether it's the urban landscape or golf courses, sod production, and most recently our sports turf BMP manual. Because of my involvement, I developed a national golf course BMP initiative that led to BMP manuals being adopted in all 50 of our U.S. states. The last couple of years, I've really been focusing with our federal agencies as well as Department of Ag, Department of Environmental Protection, to make sure that policy aligns with how golf courses are managed and then how golf courses are managed align with policy. Also, Florida is the only state in the nation with a golf course BMP certification program, and I steward that, and it was memorialized in state statute back in 2022. As an expert in golf course management, UF brought me involved in this project a couple years ago to work with the special area study, the special area plan, the design, and then ultimately the management of the golf course. Specifically to the slide that's before you, the saving nutrient management and water quality monitoring, many of the questions that were posed earlier. I sat back there and had to sit on my hands because I know the answer to that. But golf courses are intensely managed, but intensity does not equate to excess, and I think that's really important to understand. In fact, excess water, excess nutrients are actually counterproductive to the game of golf, and especially championship golf. If you watched the Masters this past week, there towards Sunday, those greens were very dry, and that's how we increased the intensity of the game. Golf course management, the BMP certifications are linked to the Florida Department of Environmental Protection's Basin Management Action Plans, and so that is federal legislation in the Clean Water Act passed down to the states, and in 2025, Department of Environmental Protection revised most of the basin management action plans in Florida, and golf courses are now very specifically mentioned in those. And in fact, this parcel of property actually has two basin management action plans, the Orange Creek, which deals more with surface waters, and then the Santa Fe River with springs. The basin management action plans require that we, the golf courses, account for all nutrients that are applied, not just mineral fertilizer, but we mentioned already this evening, reclaimed water. The amendments that may be used, like compost or something like that, has to be accounted for in these nutrient management plans. The nutrient management plans, and these are all codified within the conditions that are put forward in these best management plans, require soil and tissue testing, for which we will then make those decisions as to when to apply those nutrients. I spent some time earlier talking about water quality monitoring. The plans that have been put forth adhere to the principles that are in the Department of Environmental Protection, as well as Alachua County requirements. And in fact, they've included, I would say, a higher level of specificity in the analytes that are required, the frequency. Not only are we focused on surface water, but more importantly, maybe even groundwater. There's a broad set of analytes that have been said we will test for, as well as particular pesticides. The seasonality of sampling, the frequency by which, and then the pre and the post are brought up as well. In practice, how will the golf course superintendent, who ultimately stewards this facility, will have to produce records. Those records are provided to the Department of Environmental Protection and Alachua County, per the reporting requirements that were included. The soil and tissue testing have to be included in those plans, as well. And then they also will be required to maintain the licensure and the certification. Shifting slides. Oh, my gosh. I got to hit the down arrow. Hit the down arrow. When we focus on the landscape management plan that is there, as I said, lean conditions actually help promote championship conditions on a golf course. And so, when we think about the irrigation system that will go into this, it will be the state of the art. Most golf courses we build today have probably two to three times as many sprinkler heads as old golf courses did. And the reason is they don't throw 80 or 90 feet anymore. We throw them 30 or 40 feet. And so, it allows us to be much more precise in where we are placing that irrigation water. Today's systems are optimized with on-site weather stations. And so, there will actually be, on the property this size, at least one, maybe even two weather stations that are providing data back to the computer, as well as moisture sensors leak detection systems that are there. Turf health soil moisture mapping allows for precise hotspot detection. And so, through satellite imagery as well as drone, we're actually really able to precisely put the nutrients, the irrigation, where it is needed. There was a reference to water sources reclaimed. I would argue that reclaimed water for golf course irrigation is one of the best uses of reclaimed water, as opposed to it just being distributed out onto a spray field and then harvesting hay off of it, if that ever happens. Stormwater captured to support irrigation. I think it's important to also recognize that the lakes that we see on golf courses aren't just there for me to hit the ball into. Or for beauty, they are actually all interconnected, and then that is where we harvest stormwater, and then we reuse it back into the irrigation systems. There was some reference to non-play areas. And so, low impact development, void of irrigation, mineral fertilizers as well. And so, as I said a minute ago, UF brought me onto this project to bring my expertise. And when I sit in the vice president's office that day, I said, can we do something really special here? Most of the time in my vault, my job, day in and day out, all across this world, I go in after the golf course is built to bring best management practices there. This is pretty exciting to actually bring this on the front end of the side of it and then really tell a story of how golf can be incorporated into a really pretty interesting piece of property. That's about as brief as I can get. Questions for me? There's the manual if you want to read it. And we are almost done. So, as you can see, Dr. Onro, leading expert and working with superintendents across the country. If we get deep in superintendent world, he is our guy tonight. Final few slides here would be all of the BMPs and conditions that are being implemented in the PD around the conservation management area or the CMA. And here, we have Dr. Marcus Lashley involved from IFAS. He just couldn't be here this evening. But he's playing a similar role on the CMAs that Dr. Onro is playing on the golf course. And finally, Dr. Onro hit stormwater management. We're the engineer, we will be the engineer record on this project. But it's low-impact design. It's obviously understanding the pre and post, meeting the state stormwater rule, the new state stormwater rule, and accomplishing all the nutrient-removement requirements that are in the BMPs. And, Mr. Chair, that's as quick as we can go to come in for a landing here for you. Any questions? Questions? Thank you very much. Again, Mr. Clements, did you want to do any final from the applicant's standpoint? Mr. Chairman, I'll wave closed. Public comment? Anybody? Board discussion. Do we have any more? Board? Mr. Chair? Yes, ma'am. I move that we approve the recommendation for application Z26-00004 with the added conditions shared. Second. Mr. Chair, since this is a quasi-judicial item, I want to cite the plan policies for four as my reason of voting against this. It's admirable. All the work that's gone through this to make this consider all the ways this area will be managed. I think it's fundamentally incompatible with the strategic ecosystem. I hope everyone on the board looked at the 128-page assessment of the environmental and cultural history of this property. It is tremendous. I've watched this property for decades, and I hope that in pursuit of the championships that will be won there, that we understand what's being lost and what's being built there. Thank you, Mr. Chair. Other comments? You're good? Okay. You ready to vote? All in favor? Aye. Opposed? No. We do have... I think we missed... Did we vote? Any... Okay. Approval of... We have approval of minutes for this February 18th, February 25th, and March 11th. Did anybody ever see this before we got it here? No. I haven't seen it. I haven't read it, so I hate... It was in the agenda. It was in the agenda. I... Mr. Chairman, I'd ask that we postpone the approval of minutes for February 18th, February 25th, and March 11th until the next meeting. Does that... Does that create any problems for staff? Um... Mr. Chair, I second it. No, Mr. Chair, that's fine. Okay. Now we're going to leave those. Um, attendance report. Mr. Chair, if it is going to be a motion, would you need to ask for public comment and have a vote? We will do that. Yeah. We can do that. Okay. All in favor of deferring to the next meeting, the next, the February 18th, the February 25th, and the March 11th, 2026 for those minutes. Aye. Aye. Opposed? Okay. Attendance report. We attended. I will say if you are at four out of six meetings or three out of six meetings, you really need to attend because the board policy is very strict and they will kick you off after you miss 50% of any six. Okay. Thank you very much. Chair, I actually have a point of inquiry. Yes. So for the special meeting, so for example, the March 11th meeting, is that something that counts since it was discussed during our meeting? Many of us expressed that we couldn't. I will defer it to people who know better. Mr. Chair, the board policy is any of the six meetings. So whether those are special meetings or regular meetings, those all count towards attendance. Okay. One more time. Public comment. Any public comment? Okay. Planning Commission comments. Mr. Chairman, I move that we adjourn. That's fine. Is there a second? I second it. Everybody standing up? No, just kidding. All in favor? Aye. Opposed? Good night. Thank you very much.