Planning Commission meeting for September 30th at 6 p.m. Is there a motion to approve the agenda or any modifications? So moved. All right, we have, is there a second? Second. All right, we have a motion to approve the agenda. Is there any public comment on this? Seeing none, bring it back to the board. All those in favor, say aye. Aye. Any opposed, say nay. Motion passes unanimously. All right, next item we have is a public comment for items that are not on the agenda. Are there any members of the public who would like to speak about items that are not on the agenda? Seeing none, we'll move towards ex parte communication. Mr. Attorney. Has any member of the commission received any communication regarding the item on the agenda tonight? No. All right, moving on, a party statement. Mr. Chair, we do not have any party requests. A party would be somebody who is more directly or significantly impacted by the development being proposed than a member of the public at large. If anyone is in the room and wants to request party status now, they may do so, but they have to state their case. Is there anyone here who would, who did not sign up to be an official party on this that would like to? It has a reason beyond just normal general public. Seeing none, we'll move on to a swearing in. Okay, that would be me. Nope. Anyone that plans to speak at tonight's meeting, please stand and raise your right hand. Do you swear or affirm that the testimony or evidence you are providing today is the truth to the best of your knowledge and or belief? I do. I do. Thank you. All right. Thank you all. And I got our only item for the agenda, quasi-judicial hearing on the Everly Farmstead Community Planned Development. Good evening, Mr. Chair. Chris Dawson, Principal Planner for Development Services at Alachua County Growth Management Department. The item before you tonight is Z26-00008. This is the Everly Farmstead Community Planned Development Rezoning. So just a little bit, Mr. Chair, this property you've seen just a few months ago as a comprehensive plan amendment that included both the map amendment to create a new future land use designation called the Everly Farmstead Community, as well as a set of policies designed to implement that future land use designation. So tonight, that application before you is for a rezoning for that property to implement those policies in a little bit more detailed fashion. So that site is about 997 acres that's located just east of Parker Road and north of Archer Road. So it's south of Oakmont, which is right up here where my cursor is, just west of Hale Plantation here as well. So that kind of gives you an idea in the southwest area of the county there. This is an aerial of the site. As it is today, the property has mostly been used historically for ag. There are some residences on the property, but it's been used for a variety of agricultural uses over the last. Again, the existing zoning on the site is agriculture, a zoning district, and the proposal is for the PD plan development district. Again, this is associated with the comprehensive plan amendment, Z26-00005, which designated the 996 acres as the Everly Farmstead Community Future Land Use designation. And that same application included policy language, which is incorporated into the future land use element of the comprehensive plan under the special area study policy section in objective 8.6. In order to implement the new land use map designation and adopted policies and implementing zoning district, plan development district must be created. The applicant is submitted for the PD, and if approved with the associated conditions and a zoning master plan, we'll also include a couple of best management practices documents that were included in the staff report that you were provided. And we'll be talking about all of those things a little bit today. We have analyzed the application for consistency with the comprehensive plan, so obviously that includes consistency with the proposed policies, but also with the existing policies that we have in our comprehensive plan. Specifically, we've looked at the level of service standards and the capital improvement element, as well as policy 712, which provides some factors for review when considering any zoning request. A plan development is a really specific type of zoning, it's tailored to a very specific piece of property, so unlike our other zoning districts, which are broadly applicable, a plan development is applicable to a very specific piece of property and wouldn't just be applied someplace else. So we've provided an analysis of those different policies in the staff report and find no issues with those. We've also provided an analysis of Section 402.77 of the ULDC, which are the sort of requirements for considering a zoning request. We, again, have found no issues with any of the compatibility impacts to surrounding uses or consistency with land use or access in relation to this PD, and that's because the PD is sort of designed specifically for this property. And we'll talk a little bit about each of those as we go through. The sort of major part of a plan development is a zoning master plan. And this plan lays out the geographic location of development on the property, and it also lays out things like phasing, density and intensity within those different development areas, establishes things like setbacks and maximum building heights. And then, in this case, also establishes maximum block lengths for the different parts of the property. So, sort of in terms of the physical location, you may remember from the comprehensive plan amendment application that there were four character areas identified for the property. Those are the farmstead character area, the hamlet character area, the village edge, and village core. And so, on the zoning master plan, the applicant has provided locations for all of those, and I'm going to sort of just highlight them for you. There is also a conservation management area that's shown in green. There is the additional development standards area that is within the farmstead character area, but generally prohibits development in that portion. Within the rest of the farmstead area, the sort of purple that's shown up on the screen right now, those are where you'll find development as single-family homes or, in some cases, for agricultural uses that are allowed as part of the planned development. The hamlet character area makes up the majority of the site, and you can see that in the purple color that's up there now. And then the village edge and village core are denser, sort of walkable areas that are located adjacent to Parker Road and Archer Road. And I didn't highlight it because my drawing skills in PowerPoint aren't sufficient to create the sort of other green spaces that link throughout the development, but you can kind of see them in the lack of color that it's not one of the other colors. Those are generally either conservation features or other open space areas on the site. As I mentioned, the development areas, the character areas are identified sort of geographically, but then there's also some tabular data. And I wanted to kind of point out just two parts because it deals with the consistency with the comprehensive plan policies. And that is that we required that the farmstead area in the comprehensive plan, the farmstead character area, had to make up at least 400 acres. And at least half of that needed to be in that farmstead reserve area. So that's that non-developed portion. And so that's where you see here on the table that's on the screen that that farmstead character area is shown to be 400.4 acres. And then the farmstead reserve area at 200.4. So satisfying those sort of two number conditions of the tape of the policies. In addition, the table shows the densities that are established in the policies for the comprehensive plan for each of those character areas. And they do match up. And then also shows the sort of provision of non-residential uses scattered throughout the site. Mostly located within the village core and the village edge, but also with some allowances in other portions of the development. As you might see, the sort of neighborhood commercial uses that might be scattered. The zoning master plan includes a phasing schedule. And I'll be honest that this is sort of longer than our normal plan development phasing schedule. We typically see a plan development that comes in with approximately 10 years of a phasing life. But we haven't had a PD that's this large. Maybe, well, in a long time, I'll say. How about that? And this contemplates phasing out through 2040. So that's a pretty long timeframe. It's reasonable given the scale of this development. Just for some perspective, when I started working in planning, sort of Oakmont was going through the planned development review process. That was in 2002. And it's just finishing up with its last phases now. And that's 1,000 units. It's not even half the size of this. So that kind of gives you some perspective about sort of how the scale of a development can really affect its build out. And I think the other part of that is we just don't know what happens in the economic conditions between now and then. Maybe everything goes great and we build out. But maybe we have another, I'm not even going to say it, and we just slow down for a while. So we think this is a reasonable phasing schedule given the amount of development that's proposed. And obviously they can move more quickly if they needed to or amend the PD if things slow down. Generally, it includes unit counts and non-residential square footages that are similar to the development standards table. And just sort of allocates those by phase throughout the development timeframe. So that kind of finishes up the zoning master plan. I wanted to talk about two documents that will be attached to the zoning resolution. And we did something very similar to this with the UF golf application. Some of you were on the board at that time. That we actually had some sort of additional development standards that are over and above our existing land development regulations or our other county code. And rather than try and detail all of those in conditions or development standards, we developed, the applicant developed in consultation with our very tremendous environmental protection staff, these best management practices documents that really detail out how the policy ideas that are in our comprehensive plan are going to be carried out as the development moves through development plan stages. And I will say those were included in the staff report, both of those documents. And if you have questions, our environmental protection staff is here and can answer them. They're very familiar with them, more familiar than I am. I will say that the, you know, the Water Resource and Development Best Management Practices document implements policies 86615 and 86616. And this deals with stormwater management design and karst sensitive features. There is a lot of incredible detail in there. The emphasis on low impact development and green infrastructure as well as the sort of over and above examination of where stormwater should go and how to deal with it is pretty impressive. And it really is a first for a development in Alachua County. The landscape best management practices plan implements several policies. It's hard to list them all out. The slide would sort of run on. But there's a lot of interrelated pieces that are dealt with in the landscape best management practices plan. This deals with things like the amount of supplemental irrigation that can be used in different portions of the development, identifies native and Florida friendly plants as being required throughout the development, and establishes standards for operation and maintenance of different areas that would be landscaped or irrigated. I'm not going to go through every condition that we listed in the staff report. Most of them are pretty self-explanatory. But I did want to touch on just a few that deal specifically with policies that are proposed to be adopted in the comprehensive plan. So the first one there is really about design standards. And that's condition number eight. And that basically says that within the hamlet, the village edge, and the village core character areas, so those are sort of the more intense parts of the development, that the design standards of our traditional neighborhood development would apply. The densities will be a little bit different. So they're very similar to what we have in our traditional neighborhood developments. And the intensities are similar. The block lengths are similar. We typically use block perimeters, which is measuring all the way around. And the applicant has proposed using block lengths, which would be just sort of one face of that. So the distance between intersections is kind of how you can think of it. But they're generally very similar in how they would regulate development. Condition number seven deals with the transfer of development rights that's required within the development. You may recall that as part of the comprehensive plan, the development is required to provide 5,000 units, 5,000 acres of land in a transfer of development rights system. So you would actually take those units and basically move them into this property. The comprehensive plan establishes a fee and lose system that can be used. That's still to be worked out with the applicant through a development agreement or a developer's agreement. But the applicant also could acquire property to use for that transfer of development rights. And the intent of condition seven is just to make sure that we sort of at the end, when those last units are permitted, do have all of the acres that are required in the comprehensive plan. And this just says that that has to be done at the final development plan stage. Condition 17 deals with the affordable housing requirements. Again, in the comprehensive plan, the development is required to provide 240 units of affordable housing. And in this specific case, affordable means in our comprehensive plan at or below 80% of the area median income. The intent of this policy is just that those units are provided proportionally throughout the development, so they're not necessarily all clustered into one apartment complex or one little corner of shotgun houses or something like that, that those units are incorporated throughout the development and establishes that they don't have to start until you've already got some units on the ground. So it gives the developer an opportunity to sort of get into building the development, but also acknowledges that those units are going to be spread out. And then condition 18, Mr. Chair, makes it clear that there is an additional 60 acres of open space that's consistent with Chapter 407, Article 5, which is open space in our land development regulations, that can be provided somewhere else in the development. So it's not necessarily shown on the zoning master plan as it is today, but it will have to be identified somewhere else throughout the development. And that's something that we would anticipate being something more like pocket parks, small recreation areas, those kinds of things that maybe require a little bit more design than the level that we're at with the zoning master plan. Mr. Chair, that concludes my presentation. Staff recommends that the Planning Commission find the application consistent with the comprehensive plan and the Unified Land Development Code. And we recommend that the Commission and that the Planning Commission recommend that the Commission adopt Z26000-008 with staff's conditions as included in the staff report. Mr. Chair, I'm happy to answer any questions. And the applicant is also here with the presentation. Thank you. Are there any questions for staff before we go to the applicant? Question? Yes, go ahead. There's no minimum parking requirement for any use within this plan. Will there be spillover and how does the county seem to address the spillover from the parking for this new project? So, Mr. Chair, we have sort of two different parking standards that would apply throughout the development. In the Village Core and Village Edge where those are sort of higher intensity, we actually have developments that follow those standards now. And we don't have a minimum parking requirement in those. In fact, we have a maximum parking requirement for off-street spaces. What we've seen from other developments that use that development pattern is that there's more on-street parking that's sort of shared among uses. And then there's relatively limited off-street parking that's internal to the blocks. And to date, we haven't seen an issue with any of those developments with sort of being over or under-parked. Within the Hamlet area, that's the sort of, I would say, more traditional single-family neighborhood area is what we would anticipate seeing there. That will have standard parking just like a single-family home would. So, you might see a couple of spaces in areas. You'd likely also see some on-street parking just depending on how exactly that development pattern works. Thank you. Any other questions? I've got another one. Yeah, go ahead. Sorry. Who will own and operate the required 20-acre working farm? I didn't see how that was going to be selected. Yeah. So, Mr. Chair, we actually are still working on some language for the comprehensive plan to implement that. That was one of the requests of the board was to identify that in policy language. And so, we're still, we actually haven't gone back to the board for adoption with that. That will come next month. My understanding is that either sort of a community development district or a homeowners association will own the land that the farm is on and then they will contract to operate it. I know that the applicant will be happy to tell you about their plan for that this evening. Okay. Can I ask another question? Yeah. Go ahead. Out of the 2,750 dwellings, there will be 250 that will be low cost. Will those be Section 8 or how will those be arranged? So, Mr. Chair, what we say is that those units have to be affordable at or below 80% of AMI. And so, the Section 8 question would come into play only with rental housing. It doesn't apply necessarily with for sale housing. And Section 8 is not something that we directly regulate as the county. The operator of any affordable housing can look for different incentives including, I suppose, Section 8 voucher in order to make that unit affordable. But the exact mechanism for that would be determined at a later date through agreement with the developer. Thank you. Same line of questionings, Mr. Chair. Go ahead. Go ahead. So, regarding the 240 affordable housing units, at what point in the development would those units be required to be delivered? So, Mr. Chair, the way that that condition is worded today is that they basically can do 249 residential units before they have to do any affordable units. And then they generally need to be spaced proportionally throughout the rest of the development. And the reason I say generally is that we anticipate that the applicant is going to provide these kinds of units or the developer will provide these kinds of units in different ways. So, some of them might be single family units that have a subsidized purchase possibility or rental situation. Some of them might be provided in a multifamily setting, which could be provided for in the Village Core or Village Edge. And so, it's really difficult to sort of say you have to do it on a sort of one for one or immediately equal. I think the intent of the condition is to ensure that those units are being provided sort of proportionally as the development moves along. Okay. Any other questions from the board for staff? All right. Seeing no one move forward with the applicant. Thank you so much. Welcome. Thank you. Good evening. My name is Lindsey Haga. I'm a land planner with England Tims & Miller, 14775 Old St. Augustine Road. And that office is over in Jacksonville. With me tonight is a couple of our team members and our land owner, Austin Roberts. You'll hear from a couple of us this evening just to touch on different elements of our plan for you. I'll bring up Carl Sauterholm, Justin Myers, Andrew Holley as we go through and any of us are available for any of the questions that the commission may have. I'm starting with some of the parking questions and affordable housing and the design of the project. Similar to the comprehensive plan that was before you for Transmittal, I showed us this slide and we've since added to it. We've been busy since we left you and the commission, the Board of County Commissioners transmitted our amendment out. We visited over with your Environmental Protection Advisory Committee. We're there for them to ask us different questions, share our projects, share our community boards, and then we're here with you tonight for the PD rezoning element and then we'll go back in front of the Board of County Commissioners. We've made a lot of stops since the study was first adopted or accepted by the Board of County Commissioners and worked with our community and I think you'll see that with the number of letters of support that we've had and then the plans, these particular elements that their community and surrounding neighbors ask for us to include into our plan and our team will walk you through that. Your land development code would direct applicants to hold a workshop before you file and that's to engage, right, to get that advance notice. It's also to understand what you would be encountering and what your neighbors are. So we went beyond that and held five additional workshops over at the elementary school there, building in connections, went on a field trip into Hale Plantation so that the HOA president could share with us elements that they liked, generally with buffers, architecture, parks, and layouts. You've received or the county has received 150 letters of support. We created a website for Everly so that folks could learn about the project. Some of the information on their website is aspirational and mood to share with you our overall vision in addition to the regulatory documents that's in front of you. And then all told at the end, we will have gone through five public hearings to walk through on the entitlement. So a lot of engagement. We hope if there's any additional questions, we're always available for folks to engage and as we move forward here through this meeting and through our October meeting. Chris gave you some plans. We like to start with this and just remind us where we've started over the 4,000 acres, right? And we kind of divide that east and west of Parker Road. And then the UFGolf project, that's to the north. The area shown in the yellow boundary is Everly. That represents our PD rezoning in front of you. This map is informative for a couple of things. It shows what's the conservation management area and the green stripe, those large holdings that are located on properties outside of the 997 acres. And then in that white stripe that you draw your attention to, that's the additional development standard areas that the study identified that weren't as elevated as the conservation management area information had relayed but had potential for restoration or habitat rebuild back. And so we have very specific rules and we work with your EPD staff about how that should be designed and developed in our zoning. The map on the right shows you those limited areas, 16, so that little tail of conservation management area. And even though it's small in regard to the other 4,000 acres, we follow the same management plans that you would have for your special area study and then the additional strategic ecosystem. So the policies that were adopted, excuse me, were transmitted out for state review. Tonight our zoning, we've kind of carved it into five strategies to implement those comprehensive plans of plan policies, the zoning master plan being chief, the development program, and you'll hear us talk about transfer of development rights. This is not an addition to your plan. This is, we have to, in order to build the full program for Everly, we have to get those rights coming out from other areas and cluster it into this zone. So you'll hear us walk through that. And then the two best management plans for water resources and landscape and then transportation as a whole. And that looks, that comes to us in two parts, different modes of transportation, mobility fees, and then how we're looking at mitigation and then our density. This is a version, too, of a colorized version of your zoning master plan. And I wanted to just pull out for us to kind of align for you that you see Farmstead in the different densities. You studied our zoning master plan. The whole front sheet aligns for you the different character areas that you see highlighted and then their densities. With Farmstead, we worked with your staff to focus density into one area that, excuse me, here, into this area has two different density allotments versus other areas of the plan that would be at a lower density. And that's intentional based on the information for that specific area. The Hamlin area that we walked through on five dwellings to the acre and the village edge and then with minimum. So while these are your maximum densities, your staff wanted to make sure that the most intense areas of our zoning master plan developed with a minimum number of units so that we can get that synergy, whether it be for walkability or potential for transit supported uses as we talk through other transportation improvements in the future. You'll notice on the plan that there's these vibrant areas that we've called out. And these are some of the specific examples working with the community that they wanted to have to see specifically. And meeting with the folks in Carrollton, which is south of our project, they've requested and we've brought into a minimum standard of 100-foot buffer manicured. That would be their front door essentially. And so creating that area, expanding the buffer and keeping it undisturbed around our neighbors in these pockets to 100 feet. And then having it to these uses, transitory uses rather than homes to see so that folks that live there now have that as their neighbor, if you will, rather than a person then as your neighbor. And then some other areas to see as far as ponds and the like to preserve tree canopies and the like that we've surveyed for the property. The next two plans that I'll see before I invite Justin up are illustrative plans of our zoning master plan or the case in front of you. And it really calls out the elements that have been guided by your strategic, by your special area study and by elements of our own working farm and then really what the land ends include. So you'll see us call out strategic ecosystem area where we include our working farm intentionally along Parker Road, what's off-site and the working forest that lands west of Parker, and then the buffers that I've described to you that we've built in with our neighbors. This is just, again, helping to carry forward some of our perimeter trails, our greenway crossings, and then some of the connections that we have to your existing communities to the east of us. That is one of your conditions for PD approval is the number of conditions that we've worked out, connections that we've worked out with your transportation planning staff. Justin, if you would come up. I know we had a couple of questions to staff about the working farm and ownership. Justin will touch on that and then also give you a little bit more about how it operates here for our project. Good evening, everyone. My name is Justin Myers. I work with Agminity. We design and manage community farms. Community farms, sometimes the definition of what that can be for us, it's really the intersection of people, plants, and place. For Everly Farm, it's just on a high level. It's a 20-acre working farm. It'll be part of the day one kind of experience of the community. We'll be growing year-round diversified vegetables, herbs, and flowers, utilizing organic and sustainable practices as well as best management practices in regards to ecosystem and community health. So as Lindsay showed, like the location of the farm is really kind of like front and center, like a core element of the community. And then from the operational framework, the question that arose, be a single entity ownership, likely the HOA or CDB. There will be fees assessed to residents. And then it's also an income generator. You know, so produce sales, events, educational workshop, ticket sales that go into that will be additional revenue that will offset the cost of the farm and help with that long-term financial sustainability. A lot of questions arise like, well, how is the farm like a resource for people? And I think food is like that natural reaction. But I think really when we think about a community farm and what this can be for Everly, it's really a unique kind of like value add that can really have a positive impact on like the quality of life for the day-to-day, both for the broader public as well as the residents who live there. So if I was an individual or had a family thinking about like how I can interact with the farm. So there is the food side. So you think about whether it's physical health, mental, emotional health, having access to fresh, you know, nutrient-dense vegetables, whether from a farm stand, a CSA, like a veggie kind of subscription program. That's readily accessible year-round. There's the social connectivity across time and cultures. Food has really brought people together. So whether that's a dinner at the farm, doing a movie night or a pizza night, we'll have some things like a farm club, essentially like a community garden where people can have their own plots. Really kind of being a hub that brings people together that they can engage with their neighbors as well as the broader public. Then mentioned kind of like the educational elements as well, whether that's like a one-off class or workshop, like a spring break day camp for kids, working with other local nonprofits to kind of host things that talk about farming, but as well as like the broader ecosystem as well, nature elements, pollinators, interesting plants that can be grown in the backyard. So a lot of like educational threads that can be woven in. And then for some folks, like they don't do a lot of cooking. They're not interested in vegetables and maybe they're not interested in coming to an event, but it's really also a beautiful green space in a nature way, whether they're walking their dog in the morning, they're going for a run and it kind of serves as that element that can kind of like bring them in deeper into the food side of it as well. On a broader macro level, the farm can also be really like a platform that supports other small local businesses. So we'll have like a farm store, farm stand where we're selling the produce we're growing and flowers and things, but there's a lot of things that we're not going to be growing that other local farms can sell or other like small businesses, whether like threads or granolas or dairy. So it's really kind of like an extra distribution channel that can kind of get woven into a small business. And then Gainesville has a really solid agricultural network from nonprofits or other farms and IFAS. And so how Everly can kind of be a new node within that local food system that strengthens it. So that's kind of a high level overview with a little bit more detail. I'm happy to answer more questions as well. And Carl's going to come up and chat a little bit more. Mr. Chair, I have a question. Yes, go ahead. Oh, we can go to questions now? Sure, we'll do it. Can your name again, sir? It's Justin Myers. Mr. Myers, I have a question about I think what you said was that there will be a fee assessed to the homeowners for the farm. Could you explain that to me? Yeah, so I think similar to like an HOA fee, like so as part of that annual fee or monthly fee that would go, a section of that would be allocated to the farm to support it as that kind of resource for Everly. And how long is that, is there a time limit on that assessment? So all those details aren't like fully fleshed out. Generally, it's like kind of part of like similar to what the fee would go for like landscape management, like park maintenance, things like that. It would be kind of wrapped into something like that. And the percentage or the actual amount would kind of be determined as the plan gets fully fleshed out. You also said that there would be places for other agriculturalists to bring their goods, both what they grow and what they may bake or make. The, as I see the farmstead area, that seems to be, it's not adjacent to State Road 24, is that correct? It's, so the, it's on, like Parker kind of runs this, look, kind of vertical. Oh, so you're, that's Parker coming down that way. Okay, so you'd have, you could have a place on Parker Road. Yes. And what, thank you very much, I appreciate it. All right. Justin? Justin, yeah. Justin, thank you. All right. So 20 acre working farm. Remind me again, who's working this farm? Who, how is that set up? So, what, Agminity is like essentially a farm management company. Okay. So we could be hired as the operator of that farm, but also other entities could be hired to manage it as well. So basically it's owned by the HOA and then similar to that they would hire a landscape pumpkin or a pool management company, they're hiring someone to operate it. That could be an individual, that could be a company. And they're basically then responsible for managing from like, from the growing side, potential community programming, and then however kind of like that farm evolved over the years. Okay. So the HOA fees covers this kind of management of the farmstead. And then any like vegetable sales or event tickets, like that revenue that comes in also helps offset the cost. Offset the cost. And then remind me again, what are the long-term protections of this farmstead? So 10, 20 years from now, can folks decide? So I love the idea. But I've been a part of many projects where the idea sounds amazing. And then the upkeep and all that jazz 10 years from now, it's just yikes. So is there any protections? Is there anything in place that says this is going to stay what it is when we conceptually talked about it? So I think that's probably a better question for Austin. And there's a few different ways to approach that. Okay. And there's some controls around that. And then there's probably like some time-based elements. Okay. Thank you. Good afternoon. Good evening. Yeah. So to answer, we also had a question on ownership, which Justin had a little bit on HOA and CDD. Those are two very key points to keep in mind on the ownership and management of the farm is that it will not be retained in private ownership for any sort of longevity of time. I mean, obviously there'll be startup, you know, in which it'll still be in private, but it'll be owned by the CDD or HOA. And it may end up, you know, trading hands at some point when it's mature, but essentially it'll be the public entity that is responsible for that management. And those fees that are associated with it will go to ensure that it continues to operate. So it's a condition of this development. You see, so we've vested it that way so that it goes on and operates forever. Okay. And that, that'd be the key and why we make sure that the ownership goes there. Can I piggyback off that question? Sure. Go ahead. So of the required 20% agricultural rural conservation area around this whole farm, how many acres will be actually permanently protected by the conservation easement or any other legally enforced binding documents? Like there'll be conservation area and there'll be a farm and there'll be kind of in the same area, won't it be? And there'll be, some of it will be conservation areas, won't it? Yeah. I'm not sure exactly which specific area you may be referring to, but there are, may answer it the best I can. Okay. Okay. Yeah. Yeah. Mr. Chair, there's a little over 16 acres that are in the conservation management area. So that's the area that was identified during the special area study as being sort of part of those significant resources of the broader special area plan. Again, that's just a little over 16 acres. There are likely other conservation areas throughout the site that will also be required to be designated as conservation management areas. Um, those are generally located within the farmstead area, but they're not currently shown as a conservation management area in the big, big picture. Um, so that's sort of how those lands play out. There are the additional portions of the farmstead that are sort of at the northern end of the development, east or west of that conservation management area. Those are areas that, um, they're not going to have development in them, but they won't necessarily just be like a conservation area like nothing's happened. They could potentially have other uses that are consistent with the open space of a, um, a rural clustered subdivision. Um, so they could have ongoing ag operations. For example, they might have other sort of open space uses associated with them. They won't be conservation management areas in that sense. Okay. Thank you. Any other questions right now? I do. I have. Go ahead. I'm Terry Thomas. I, um, just joined. So please forgive me if I don't know the background of how this project moved forward over the multiple sessions that you've already had. Sure. Of course, I listened to you indicating that the CDD may own, uh, portions, uh, or the entire, uh, portion, um, of the 20 acres or 20%. Is that, is that what I understand? That's right. The 20 acre working farm. Yes, ma'am. Okay. With the CDD, my concern is, is that whenever the developer, you know, gets the CDD, they kind of parcel up a portion of the overall property. Um, usually it's non-usable areas that they, they, you know, give in lieu of the, uh, contribution under the statute. If that's my understanding, unless that has changed is, so is this subject to being divvied up as being CDD property, uh, for the, I just don't know. I don't know. Yeah. I don't, I don't know that I'm familiar with that, the parceling off. There's no statute to my knowledge that requires any sort of conveyance or anything like that. The CDD, um, and, and owning anything, right, will act as a governing body owned by those, you know, its constituents. And so it's a, it's another body, another form of government. And so I don't, you know, there is no statute to my knowledge at least on any, any requirement to parcel any pieces off into any, any sort of ownership. If we put it into a CDD, it would be because that is what helps us fund and protect the, this being done in for longevity. Okay. I just don't know how your CDD was, was set up. And like I said, I don't know. You don't have one yet. We don't have one yet. It must be approved by the county commission before they can move forward. Okay. So it's not in place yet. No, it will not be in place yet. Aspirational development budget. That's why they say HOA or CDD, cause they, they don't know yet. Right. You first have to have the approval to then, to then be able to. To form one. And I had one followup question as to if, if each person who is a resident or owner of a residential home, will they have access to any of those vegetables as being a portion of theirs? In other words, is it intended that each home owner gets a portion before it's being sold off? Absolutely. And I think Justin touched on that a little bit. Um, on there's, there's different programs and there can be a menu of options on how active or, or not that you are in there. And so there's, um, a multitude of projects that they manage and he was being humble. They manage quite a bit of these and it's our full intention for them to manage this farm as well, which is why they're here and to give you all the insight into it. So I can let him expand, but there's, um, you know, the, the farm program that you can join where you pay a fee per month to get your allotment, you know, and if I, Hey, I'm a busy, busy family. We don't have time to come be engaged in the farm, but I would like my allotment of vegetables. Okay. If you want to get more engaged and actually have your own, uh, private plot area that you can actually raise your, you grow your own vegetables, you can go as far as doing that as well. And so there's, there's a menu really of how involved and how much vegetables you want to be able to, to have for your, for yourself if you're in here. And then obviously whatever's left, you know, whatever is not consumed by that allotment, if you will, or by those programs, you know, will be able to be sold to the public. And, um, and that's where, you know, that's the harvest house and, and some sort of stop will be important that not only are we selling things that we're growing here, but we'd be able to, we're able to take in on consignment, other farmers in the area, farmers or, or otherwise other, other goods. Have you guys done this in, in other locations? Do we have some sort of empirical analysis of, you know, cause this is a large development. It's obviously very phased in its development over a longer term period. And have they provided, you know, the county with, uh, information so that they can see if this, this type of setup has worked in the past? Absolutely. Yeah. We have, we have a number of analogs and, and actually Agminity manages a number of these in Florida and Texas, other states. Um, and, and one of them that we've re we've visited quite often is Newfield down in Martin County in Florida. And, uh, they manage that as well. And some of this, some of this planning team is, and, uh, Dover phone partners has also worked on the planning of that project as well is here today. Um, so yeah, I think we, we, early in the process, we shared a lot of that analog, like a lot of comparables, you know, what, what other people have done and what we've been able to take from that to say, this is what we thought they did really well is your areas. We think we can improve on it. Okay. Thank you. All right. And this is probably a question directly to you. I mean, do you find in these, uh, communities that kind of do this community farms that a lot of the local residents that are in there participate or do, do they not? And then all of a sudden your company has to kind of take over and end up doing a lot of the work themselves and then selling off the process. Yeah. So there's, in some ways there's sort of like the community realm of the farm. And then there's like the production realm of the farm. So the production realm is like fully managed by us. And it's like full time team members and, you know, the crop plan growing practices, lots of really efficient systems to really like grow a lot of food in a small space, the community realm, uh, people engage in different ways. And so for instance, uh, uh, Austin just mentioned Newfield. So we have a farm club there. Uh, it started off with 27 plots, uh, filled up relatively quickly. We just built another 40 beds and the beds are literally like being built right now. And there's already that wait list is basically takes all of those beds. There's like one open bed left and they have about 200 homes built. So now there's like going to be 64 people on the farm club. Um, and so it, it ranges in terms of how people choose to participate. You know, some people will, like if they come and they buy a house here because of the farm, the, you know, first week they move in, they sign up for the CSA. They joined the farm club and they're just hardcore champions. Other people, oh, they wanted to live here because of the neighborhood or for another reason. And the farmer is just a new thing. And I always say like, we just try to open up like all the doors and windows. Like how do you get people connected to food and farming right now? And I'm like more of like a philosophical level as a society. We're very disconnected from our food. Uh, not a lot of people have, have a relationship around growing plants or with farming. Uh, and so putting a farm in the, in the midst of a community where you may never visit it, but you drive by or you walk by, it really starts to like kind of change your understanding or your consciousness around that. And then maybe you come out for a movie night and you know, you're kind of awed by the beauty or inspired by the beauty of, we're very into the aesthetics of the farm. Um, and that's kind of like that difference of a community farm is like, you're creating that beautiful, engaging space. So it's not just like a pure production that is all about efficiency. It's also like you're shaping the space that brings people in. And then when they're in there, then how does that kind of like bring them deeper down the path around food? All right. Any other questions this time before they continue? I have one more question, but not with what the farm, um, about the access. If the Florida Department of Transportation doesn't approve the, um, Archer Road access, what's the transportation plan going to look like for on? So I think they're going to talk. Yeah. Yeah. Okay. And I just wanted to remind you, Mr. Chair, that the applicant still has some presentation to go. So you can walk through that. Sure. And then we'll be able to answer questions as well. Uh, good, good evening. My name is Carl Soderholm. I'm with England Timson Miller. Uh, I'm Vice President of Planning and Design at ETM and have been working on this project for, uh, really most of the year. Uh, and not only have I been working on the project, but I actually grew up here in Gainesville. I grew up nearby, so I know the land very well and, and know, uh, how special it is. So what I wanted to focus on was really, we've talked about the entitlement. So now how do we move on from the entitlement into turning this into a real plan? Uh, staff talked about the phasing schedule. Um, obviously this is a long-term project, uh, and sometimes it's easy to kind of get lost in the build-out number. Twenty-seven fifty units, two hundred thousand square feet of non-residential. Big numbers, but we've got to remember that that spread out over a long period of time, and we're talking fifteen to twenty years that the project will be coming online. And to further emphasize that, we looked at kind of what was the schedule from really October, uh, when we hopefully will have adoption, uh, from the, uh, BCC. That, uh, how long will it take before that first pioneer family shows up at Everly? Uh, and as you can see, we've still got a lot of permitting, uh, design construction, uh, that needs to go into this project. And that, and we'll start seeing families in this community really three years from now. So the, the length to get the project going and, and running is, is quite a bit, and we will see that, uh, over time. I will also say that, uh, as staff mentioned, the phasing is very contingent on-market as, as we can understand. Uh, but we also very intentionally, uh, pushed the phasing a little bit more on the aggressive side because it highlights the infrastructure that needs to be put in place before the units put in, get put into place. I, I'm sorry, could you go back to the previous one? I'd like you to explain some of the numbers there. DUS, dwelling units? Dwelling units. KSF? Thousands of square feet. Thousands of square feet. Okay. Now, the phase one, 660. Phase two, 715. Is the 660 part of the 715? No. No. So that's, so you have to add that. Correct. That's correct. Okay. And the same thing, you add the thousand square feet. So in phase two, you've got, uh, a hundred thousand square feet total and you go on that way. That's correct. Okay. Thank you. May I please continue? Thank you. So we've talked about the farm as an anchor and certainly that's a, a big part of the story of the project, but we have a lot of other strategies that we're taking, uh, to really bring this project forward. One of the key components and I think we're very excited to kind of see this move forward. Uh, and in a lot of ways we think it's going to be a model, uh, that will be looked at throughout the state is this concept of transfer of development rights. So I'm going to walk through some numbers, so please don't get lost in them, uh, but ask questions if you do. So I write this property based on the acreage and density bonuses. We're allowed to have, we can build 275 units out there now, uh, if we did that, we would have to build septic and well, we wouldn't be able to have central, uh, services for that. We have also committed to the 250 affordable units, which completes our 2,750 unit full build out of the project. So that leaves 2,225 units that we don't have rights for. So the mechanism that we have worked with the county to establish is this concept of transfer development. And what's neat about it is we're not actually adding units. We are moving units from other places in the county to make up those 2,225 units. So in, in a sense, we are clustering urban or rural units in a space adjacent to the urban cluster, which allows us to then have densities that are aligned with your TOD densities, uh, for, for, uh, village center transit supported areas and outside transit supported areas. It allows us to have central water and sewer. It allows us to do a lot of the things that we're able to do because we're able to collect those units from other places in the county. And the way that we can do that is one, uh, and staff mentioned this, we can have a fee in lieu that we are working through right now, or we can acquire acreage. And that acreage is equivalent to 5,000 acres somewhere else in the county that would offset those units. So another element of the plan that we think is very unique and forward thinking for a project like this, especially project that does have such a long timeline is the concept of having best management practices. And this is something that you have off just to the north of us has. So we approach this as a way to compliment that by establishing, uh, best management practices for water resources and the landscaping farm component of the project. And we touch on things like being sensitive to the karst, uh, topography of the site. Uh, we speak to how irrigation will be provided and restricted on the, on the property, uh, low impact stormwater, uh, treatment, uh, facilities and how we can restrict disturbance of the land and save more trees. And then on the landscape side, how we can really, uh, use best management practices for the landscape to reduce water, reduce, uh, fertilizer use, uh, and, uh, to, uh, really minimize some of the higher maintenance landscapes in a community like this. So one of the parts of the nutrient management, uh, portion of this project is how do we deal with the trees in the area? And one of the things that we worked very closely with Denver Cole on as we were getting into the plan was we looked at where those trees were located on the site. We had a, uh, a preliminary survey of all the major tree canopy out there, uh, done. So the plan was really built around the trees and it's also important, important to know that this project, um, over, over, uh, the many years that the family has owned the property has been in active agriculture. It has been in pasture land. It's been in silviculture. So we really identified those special places on the site and developed the plan around that and very intentional to save trees as much as possible and, uh, put density in areas where we want to save more trees so that we can have larger lots in those areas and hopefully preserve more trees. In addition, we have also established, uh, some limits on the limit of disturbance. So this is tied to how the improvements actually show up on site so that the distance from where the roads are distance from, uh, the house. So in, in a sense, each lot has its own requirement for where it would need to preserve trees, uh, and really try to minimize the footprint of, uh, impact to the existing tree canopy. And then I also mentioned, uh, the low impact stormwater techniques and included in that as features such as shown here is the bioswale, if we're going to have, uh, uh, treatment trains and other mechanisms to have more, uh, sensitive approach to stormwater, uh, treatment and to help improve the water quality on the property. So another key difference that we have is how we are treating irrigation and fertilizer. So the code, uh, allows a home in Alachua County to have 50% in permanent irrigation. We have pulled that down to 40%, um, which is a pretty substantial, uh, reduction in permanent irrigation. That also applies to the common areas in the project. And then also a key element is that we are prohibiting, uh, your typical nitrogen, phosphorus, uh, fertilizers on the property, really being focused on using compost and natural amendments to, uh, really help reduce the nitrogen loading in the landscape. How will you do that? Yeah. I mean, people have their private ownership. I mean, I lived in Hale and it was impossible to deal with their regulations. So how are you going to be able to do that? So thank you for asking that. So one of the things that we've got in our best management practice is first a requirement on how you start out the landscape, which is a requirement that you're tilling in compost. So you're starting out well. Then there is, we have homeowner education programs and then the HOA enforcement, uh, to, to really try to manage that. And then, uh, um, we do have in, in kind of our conditions or in our BMP, we also, uh, speak to a monitoring, uh, well, where, where sampling can be done. Will you have extension agents potentially maybe working with homeowners so that they understand the, the issue and why they should go that route composting versus fertilization like that? Yeah, I think, I think there's definitely an opportunity for that, but the fact that we have Justin and his team there, they're an incredible resource for that kind of education as well on the property. And one of the neat things about having the farm too, is it will generate compost. So that will be a resource that will be created onsite that the homeowners can use. I think another element of it too, is the type of plant palette that we're establishing for this community being, uh, predominantly native and Florida friendly is very different than what you will see elsewhere. So right out of, right out of the box requires less nutrients and care. And you can see the pictures here. We have a picture here from a newer development here in Alachua County. And this, uh, picture next on the, uh, on the other side is a project that has really used that type of landscape. So it really does create a different aesthetic than, uh, what we're kind of used to seeing in this area. And here's some more pictures to, to really solidify that and show that it is very much more a low touch, less lawn kind of a landscape environment. And we think that ultimately it will, uh, really create more of a trend in this market for this kind of Florida friendly landscape. And I think it'll be a great model, uh, well beyond this project. And it certainly will make Everly, uh, not just be another develop, but, but be something special. So with that, I'm going to turn it over to Drew to talk about some of the other elements of the plan. Thank you. Well, thank you. Good evening, commissioners. Drew Hawley, England, Timms and Miller. Uh, I get the pleasure of discussing the fifth strategy that Lindsay highlighted earlier, which was transportation. So I wanted to walk you through a few elements on that and, uh, would be happy to answer any questions and wrap up the presentation. So, uh, heard from you all, uh, a couple months ago regarding transportation that was taken to the board with the comprehensive plan amendment. Um, wanted to provide some more detail on that. So item number one, I think three things that we feel very strongly about were, uh, conservative traffic accounting. So our current build out, uh, only considers 10% daily and just under 12% peak, um, uh, internal capture rates. Um, in consideration of adjacent development in Hale and Tioga, we commonly see those internal captures, uh, over 30%. So we believe that very conservative and accounting how much trip generation exits the site. Obviously that's really built on the quality of non-residential uses, which we intend to bring to the project. Additionally, two conditions have been added to the application. Uh, item number two, a phasing threshold, which limits development to 50%. And that includes both the residential and non-residential components until such point. The state road 24 widening is in FDOT's five-year work program or a county funding agreement is in place. The third thing, uh, that I would highlight also a condition is the, uh, potential creation for the Everly Farmstead Mobility District to fund capital improvements, uh, to be utilized, uh, in the area. I wanted to highlight a little bit of the second item I just spoke about on the phasing threshold and get a little bit more specific. Um, so the first thing that I would point out here is the first 50% of the units. Um, don't create any, uh, additional transportation capacity issues on Parker or Archer Road. Traffic studies very clearly demonstrate that. Staff, uh, has worked with UTM to place a cap. They're at 50%, which is, uh, roughly 100,000 square feet of non-residential uses and then 1,375, uh, residential, uh, dwelling units. Beyond that 50% cap, as I mentioned before, that requires funding of the State Road 24 widening. Um, part of that is widening, uh, to four lanes and providing a dedicated transit lane between Tower Road and 91st. Uh, and that also includes an element of widening and some, uh, transit lane and signal upgrades, uh, between 75 and Tower. So, the first 50% of the allocated units, um, the mobility fees associated we project will provide about $10 million worth of seat funding. Uh, that could be utilized as a joint source of funding with FDOT to help facilitate and pay for the widening of Archer Road. A couple of elements I wanted to just highlight on the zoning master plan as we work with staff. And also Lindsey mentioned residents alike, um, to really, uh, nail down some of the other modes of transportation. So Lindsey pointed out the trail connection, uh, at, or the zoning master plan highlights the trail connection there at Carrollton. Additionally, we have committed to a right away reservation on Southwest 73rd, um, at such time the county ever decides to, uh, widen or improve that access. And we've also identified a pedestrian connection at Southwest 61st as well. This is in addition to many of the other planned connections across, uh, the development to our adjacent neighbors. From a public infrastructure standpoint, um, public benefit. I would point out, uh, I highlighted the 50% of the development, uh, creates about $10 million in mobility fees. At full build out, we're estimating close to $20 million to be paid in in mobility fees. We've been working very closely with GRU over the course of really the last 10 months, um, meeting monthly, if not bi-weekly, uh, to get a framework together for establishing a private irrigation utility to be really supported. Um, uh, we, Carl had mentioned that the irrigation component, uh, also part of that best management practice. And some of the things that we've been talking about with GRU is really establishing a framework for limiting irrigation on the site. Um, we've also talked with GRU about us being a recipient of reclaimed water. And that would be the only water used for landscape irrigation, um, on the, on the project with the exception being, uh, for the farm for health and safety reasons. So that's something that we are very much committed to, uh, public safety. So not only are we doing, uh, really, uh, a financial contribution with those fees, but also, um, a physical contribution of land as well to donate a fire station site. Uh, we work with, uh, school board and have, uh, excess school capacity from a planning perspective, estimated $7 million, uh, average annual ad alarm school taxes on the parks and recreation and public access side. Um, we intend to provide over 15 miles of public trails, both improved and unimproved. There'll additionally be private parks within the development and other amenities to serve residents and the neighbors. Uh, we also have a commitment to connect to the, uh, Archer Braid trail in the future. Uh, we also included this element of the, uh, wild spaces, public places, the surtax, which, um, you know, was approved by referendum. We estimate that at build out if that tax were to be voted on again and continued would generate about $500,000 annually at build out. Uh, Carl touched on the TDR component earlier. Um, but just a reminder of the commitment there for the 5,000 acres in consideration of the 2,225 units and the minimum of 250, um, non-market rate units. Mr. Holley, excuse me. Yes. On the surtax. Yes. Would that be, are you talking about a surtax only for the, uh, property owners within the project? No, no, sir. That's for goods for resale in the commercial district of the project. So the projecting 200,000 square feet of grocery stores, retail, other commercial uses based on that revenue, uh, we feel would generate somewhere on the order of about half a million dollars annually at build out. Are you talking about a, a sales tax surtax? Correct. It's already an adopted, uh, your adopted surtax, um, which currently helps fund the wild spaces, public places. Oh, from that. Yes. Correct. Yep. May I ask a question? Sure. Initially, you talked about offsetting some lands to accommodate for the units for the development. Mm-hmm. So that offset land, is that going to be a permanent conservatory land? Is it going to be used for anything else or is it going to be standalone land for conservation? So, um, those details we're still working out with staff specifically in terms of whether that is through conveyance or whether that's through a conservation easement. Obviously, with a conservation easement, the county has the opportunity typically to acquire more lands and it limits the uses and what can be done on the property. Um, if it was just done fee simple, then typically you're going to get, uh, less land, but you're going to have more, um, you know, you're going to be able to dictate what's done on the land. So that's something that we're working with staff to determine what the kind of mechanisms can be for that transfer of development rights. Okay. And one more question. Sure. You talked about, um, the Archer Road access. If the Florida Department of Transportation doesn't approve the proposed Archer Road access, what's the transportation plan for accommodating the traffic and full build-out? Well, I would say a couple things there. Um, so we've already submitted the comprehensive plan amendment to the state. Uh, the state found no issues with the comprehensive plan amendment. FDOT, uh, Florida Department of Transportation has reviewed that. So they are aware that this comprehensive plan amendment would obviously, um, have impact to any programs or, uh, you know, proposed capital improvement projects that they have. So that would be the first thing that I would point out. Um, the second thing I would point out is obviously all of this work is subject to traffic studies and not just one traffic study for a master traffic study that we've already completed, but additionally ongoing traffic studies as we bring more development online through preliminary development plans. Um, those traffic studies and the need for operational improvements on State Road 24 Archer Road would have to be vetted out through an access permit with it. Um, typically that also comes with, uh, ice analysis, intersection control analysis. So that's a process we're very familiar with, uh, DOT in terms of gaining additional accesses. At times that can also, you know, that may change existing access points along Archer Road in the, you know, uh, adjacent to the site. And so that's something we're very familiar with, uh, DOT kind of how we modify any existing accesses to create, to create full accesses or, you know, uh, partial directional accesses or right in right outs. Um, so those are certainly things that we will be working through FDOT in the future to develop. Okay. Thank you. Uh, lastly, I think, you know, I appreciate all of your time this evening. Um, thank you for giving us the opportunity to present. And we would respectfully request that the planning commission recommend approval of Z26-00008 with the county developed conditions. And, uh, our team is standing by to answer any questions you may have. All right. Thank you. Um, is there any, uh, questions from the applicant before we go to public comment? All right. Seeing none, uh, we'll take public comment. Is there any public comment on this item? Anyone from the public? All right. Seeing none, we'll bring it back to the board. Uh, any discussion? Uh, Mr. Chair, I'll, uh, make a motion so that we can discuss a motion, uh, for you. And that would be to approve, uh, Z26-00008, the Everly Farmstead Community Plan Development, um, finding that, uh, it meets, uh, the appropriate criteria for the, uh, Alachua County Conferencing Plan, and, uh, that it is in conformity with, uh, all of the various items, uh, that were approved in the original approval of the Conferencing Plan change that was done in July of 2026 by the Planning Commission, and, uh, subsequently sent to the, uh, County Commission, which then, uh, sent it to the, uh, Department of Commerce of the State for review. All right. Do we have a second? I second. All right. We have a second to approve staff's recommendation. All right. Um, discussion at the board. Sorry. I have one, a couple points. Um, brought these points up, uh, uh, last time as well, and concerns that I have, um, uh, a few different ones. I mean, land is scarce. Uh, and, uh, the density on this project is, is very low. It's only 2.76 acre, approximately 2.76 units per acre. Um, I don't believe that we should be approving developments that are this low density. Um, we should produce, uh, allowing much higher densities, um, as, as land is scarce. Um, and also another thing, while this is the edge of urban development, uh, today, in 50 years, it most likely won't be. Um, and this will be a, a part of the, um, kind of urban fabric, not just the, the edge of it. Um, so I think that we should, uh, recommend, um, higher densities, um, is, is one major thing. The comprehensive plan, um, uh, talks about being able to have, uh, transit. Um, transit will not work at this, uh, at density, and that's why I think we should have more there. Um, a couple other things on connections. Uh, I, I think they should have, the, the PD should have more connections to the east that are collector roads. Um, there's, uh, it's, uh, it's, in essence, pushing all traffic to, um, Archer and Parker and not allowing kind of traffic to come from the, um, from the east, um, that easily. And third, just maybe we talked about water, um, and, uh, water resources are finite, finite, uh, low, or, well, they do have, uh, reductions in irrigation. Um, low density, uh, development uses more water. Um, significantly more water than higher density, uh, developments. That's another reason why I think we should have higher density developments. Thank you. Any other comments or move to a vote? All right. All right. Seeing no other comments, we'll, uh, move to vote. All those in favor, do we need a roll call on this one, or? No. All those in favor, say aye. Aye. Any opposed, uh, say nay. Nay. All right. Motion passes. Five to one. Thank you very much. Uh, next item is approval of the minutes. Any discussion on the minutes? Is there a motion to approve the minutes? Motion to approve the minutes. A second? Second. All right. We have a motion to approve the August 19th minutes. Are there any public comment on that? Seeing none. All those in favor, say aye. Aye. Any opposed, say nay. All right. Motion passes unanimously. Attendance report. Madam Clerk, any? No issues. No issues? All right. Uh, next item is public comment again for items that are not on this agenda. Any other public comment items? All right. Seeing none, we'll bring it back to the, um, to the commission. Uh, any public comment or any commission comments? No comment. Hi, Mr. Chair. Yes. I, uh, brought before the, uh, staff tonight my concern about data processing, uh, units, uh, within Alachua County. This is being addressed by Alachua, the city of Alachua right now. Uh, but I think it's, and it's also being discussed throughout the United States, uh, because of the great, uh, well, the great, uh, demand for electricity during the, uh, these, with these data and the use of groundwater in order to, uh, pool the, uh, plants. So I think at some point we are, I was, uh, assured by the staff that something is in the works, but I think that, uh, we should, uh, at least, uh, let the, uh, county commission know that we may be concerned. I would hope that everyone would join me and say that we need to come up with criteria either for, uh, allowing them within the community or not permitting them within the community. Do you mind if I go to staff? Whatever you'd like. Yeah. Mr. Chair, I was just going to say that the commissioner brought that concern up earlier and I'll let you know that staff is working, um, through, um, sort of analyzing that, um, what changes we might bring back both in the comprehensive plan as well as our land development regulations related to that. We have direction from the board pretty clearly on that already. Um, I would anticipate that the planning commission would see those before the end of this year. How does SB 180 affect those? Um, well, I can get way in the weeds on that if you want, Mr. Chair, um, but I think that we can adopt regulations that, um, that regulate this specific, um, issue, um, and avoid any potential Senate Bill 180 implications. We can definitely have a discussion about that when we bring that item back. I look forward to hearing, I guess, meet around it. All right. Um, is that sufficient? Yeah. Sorry, go ahead. Yeah. No, I just wanted to make one more comment along those lines. I do understand that the city of Lachua has had some difficulty in either determining whether or not to prohibit it altogether versus allowing it but with restrictions. And I think one of the key issues that I saw was that there's, uh, litigation going on, uh, particularly about, you know, if you prohibit it, then you're going to, you know, risk the, uh, the entity, the public entity, county or city, uh, having a lawsuit. And there's a lot of money behind the other, behind the data center. So we certainly want to make sure that whatever's brought to the commission that it's brought with the understanding that there's a lot of risk, um, that goes into straight prohibition. You can also make restrictions, place restrictions. Yes. Which makes it, uh, very difficult for something to come in with end of our community. The problem is, will it go to Bradford County where they want something? Yeah. You're going to see how they get around SE 180 or if it has to wait until after that. Um, any other comments? I just have one request during hearings. If you don't mind, um, the questions, just come through the chair and raise your panel. I'll get to you. Um, just so we can kind of keep things moving a little more succinctly and, um, making sure that everyone gets recognized. Any other comments or anything? All right. With that, we're adjourned. Thank you.