The Palms Apts Correspondence I ' �Jr✓r� CITY OF ATLANTIC BEACH
f" DEPARTMENT OF PUBLIC WORKS
1200 SANDPIPER LANE
..+ ATLANTIC BEACH, FLORIDA 32233-4318
J S) TELEPHONE: (904)247-5834
FAX: (904)247-5843
SUNCOM: 852-5834
J;31s) www wab.us
March 17, 2008
Mr. Chris Hionides
P O Box 330198
Atlantic Beach, FL 32233
RE: The Palms
Dear Mr. Hionides:
During a preliminary plan review I stated that I was unsure of whether the units in The Palms
would need to be individually metered or not.
I have discussed the issue with the St. Johns River Water Management District, and per their
requirements, each unit in The Palms must be individually metered.
Also, all water and sewer infrastructure must be brought up to current City and Fire Department
Standards.
Should you have any questions, feel free to call me at 270-2535 or e-mail me at
cll:aluzriiak,'tkoab.cls.
Sincerely,
Donna Kaluzniak
Utility Director
cc: Sonya Doer, Community Development Director
OUR Properties
March 17, 2008
Mr.Jim Hanson
City Manager
City of Atlantic Beach
800 Seminole Road
Atlantic Beach, Florida 32233
Re: Palms Apartments Redevelopment Status
Dear Mr. Hanson:
Chris Hionides requested me to respond to your letters dated December 20, 2007,and February 26,
2007,regarding the former Palms Apartments development plans. I work with Chris in financing and
development of real estate projects, and have been working diligently on the Palms project.
The existing lending and credit markets are undergoing severe strains,as witnessed by the Federal
Reserve's recent unprecedented actions to restore orderliness and liquidity to commercial and
investment banks.Commercial real estate development and construction financing on both a national
and local level has been adversely impacted. We have sought financing from local and national sources
for The Palms Apartments project without success,and have been deeply disappointed.The delay in
construction has also been financially straining for the owners.
Because of this current lending environment,we have commenced the application process for
CWHIP/SAIL/MMRB funding for multi-family rental housing.
The Application deadline for 2008 SAIL(State Apartment Incentive Loan Program) is April 7,2008,and
we request the City's support of our funding request for 100 workforce rental units.
While we continue to explore conventional financing sources,which may be quicker to access,we will
move forward on the various State and local funding sources.We are diligently pursuing these
programs, but as you may know,there is a rigorous application and underwriting process involved in all
government programs.
The Palms owners continue their commitment to redeveloping the Palms Apartments to provide
additional workforce housing for the Atlantic Beach community.We sincerely ask the City for its
patience with the ownership in the Palms redevelopment,given the unforeseen and extraordinary
constraints in the financial markets.
Please contact me if I can provide additional information,or answer any questions that you or the City
may have regarding the Palms project.
Sincerely,
110��Jfat
Glen Trotter
Direct Phone: 241-1922
Cc: Sonya Doerr, Director of Planning
CITY OF ATLANTIC BEACH
BUILDING AND PLANNING
800 SEMINOLE ROAD
'
.11 ATLANTIC ATLANTIC BEACH,FLORIDA 32233-5445
TELEPHONE: (904)247-5826
FAX: (904) 247-5845
www.coahus
October 21, 2009
3952 Mayport Road LLC
c/o Glen Trotter
2275 Atlantic Boulevard
Neptune Beach Beach, Florida 32266
RE: Proposed redevelopment of former Palms Apartments site at 201 Mayport Road
Dear Mr. Trotter:
The purpose of this letter is to provide verification of the zoning and Comprehensive Plan land use
designations and consistency of the proposed project with these designations and the City's Land
Development Regulations. The site has a multi-family (RG-3) zoning designation and a high density
residential (RH) land use designation. The RH designation permits up to 20 units per acre. As such, the
proposed development is consistent with these designations, and requires no approvals other than
standard construction plan review and permitting. While final construction plans are not yet under
review, there are no obstacles that would preclude full compliance with all applicable Land Development
Regulations.
Statement of City's support for Project
The City of Atlantic Beach, in coordination and partnership with the City of Jacksonville, the FDOT and
area businesses and residents has focused major effort and resources toward redevelopment of the
Mayport Road Corridor for the last ten years, and the Palms site has long been a strategic redevelopment
priority as a keystone to the success of this larger initiative. The City fully supports redevelopment of
this site with multi-family residential use. We have established a positive working relationship with the
Applicant and will continue this coordination to ensure a final design and development plan that supports
this ongoing initiative. The site is the only remaining location within the City available for higher
density residential development where new multi-family moderate income and workforce housing can be
provided. The site has no environmental constraints, is not within the Coastal High Hazard Area, and
existing access patterns are well-suited for residential redevelopment. The site is easily accessible to
shopping and services, schools, and numerous recreational amenities including the beach. The City also
anticipates a need for quality, but moderately priced housing as a result of the expansion of Naval Station
Mayport personnel and civilian support workers. We actively coordinate with the Navy related to
housing issues. This community is highly focused on encouraging reinvestment and redevelopment of
older neighborhoods, and redevelopment of this site is a critical component of this objective. We are
anxious to see this needed project proceed.
Sincerely, ^�
Sonya I3oerr,AICP
Planning Director, City of Atlantic Beach
FACSIMILE MEMO
TO. Sonya Doerr
FROM: Glen Trotter-Phone (904) 241-1922
DATE: October 14,2009
FAX #: (904)247-5845
RE: Proposed 144-Unit Apartment Project Located at 201 Mayport Road
(Former Palms Apartments). Request for compliance Letters for:
Comprehensive plan; Zoning per Bend Application(Attached)
Sonya,attached are relevant pages from Bond Application requirements.
Thank you. Please call me with questions,etc.
AGE 15 OF 29
that the site is appropriately zoned and consistent with local land use regulations regarding
density and intended use. To meet minimum requirements, attach a letter from the
appropriate local government official verifying that the current, applicable Future
Land Use Map Designation and associated Local Government Comprehensive flan
Future Land Use Element provisionws permit the proposed Development. The local
government verification letter can he round directly behind tab labeled "Exhibit 1V- "
: OR
b. Applicant must provide copies of building permits for vertical construction for all buildings
in a multi-building development or a letter stating that excerpt for payment of fees, permits
would be issued. A copy of the permits or letter can be found directly being tab labeled
"Exhibit IV--.'.
3. Rehabilitation Zoning and band Development Regulation Development Requirements:
a. Applicant must provide a letter from the appropriate local government official that the
Development is consistent with zoning and land development regulations, which verifies
that the site is appropriately zoned and consistent with local land use regulations regarding
density and intended use. To meet minimum requirements, attach a letter from the
appropriate local government official verifying that the current, applicable Future
Land Use Map Designation and associated Local Government Comprehensive Flan
Future Land Use Element provisions permit the proposed Development. The local
government verification letter can be found directly behind tab labeled "Exhibit IV-
OR
b. Applicant must provide copies of rehabilitation/building permits or a letter stating that
except for payment of fees, permits would be issued. A copy of the permits or letter can be
found directly behind tab labeled "Exhibit IV- .";OR
c. Applicant must provide a letter form the appropriate local ,government official that verifies
that permits are not required for the Development. A copy of the letter can be found
directly behind tab labeled"Exhibit IV-
C Site Plan
1. New Construction: Has the preliminary or conceptual site plan been approved by the
appropriate local government authority?
Yes No X
If yes,a copy of the approved site plan is attached as"Exhibit I V-
If no, local approval is expected on and, if available, a copy of
the preliminary or conceptual site plan and description of status in the local government
review process is attached as"Exhibit IV, "
2, Rehabilitation: Was site plan approval required by localgovernmental authorities at the
time this Development was originally placed in service?
Yes No
PAGE 14 OF 29
2. Maximum interest rate at which the Development will work
3. Detailed sources and uses, including a breakout for each line item on a per unit cost basis.
IV. A8111,ITV TO PROCEED
Each Application shall be reviewed for Feasibility and ability of the Applicant to proceed with
construction of the Development.
A. Site Control
Site Control must be demonstrated by the APPLICANT. At a minimum, a Contract for Purchase and
Sale must be held by the Applicant for the proposed site. The contract may not expire before
December 31, 2006 and the remedy for default on the part of the seller must include or be specific
performance, and the buyer MUST be the Applicant. Site is controlled by:
Contract for Purchase & Sale, and Title Insurance Coin initment showing marketable title in
the name of the Seller
X Recorded peed, and Title Insurance Policy Showing marketable title in the name of the
Applicant
Long-Term Lease: I('site control is demonstrated by long-term lease, a copy of the executed
lease must be provided. The lease may be contingent only upon the receipt of Bond
Financing. Also,a Title Insurance Commitment showing marketable title in the name of the
lessee must be included.
IMPORTANT. If site control is not held by the Applicant. a fully executed, enforceable contract
for purchase and sale or assignment of contract must be provided which obligates the seller or
assignor to transfer the site to the Applicant contingent ONLY upon the award of Bond Financing. If
site control is evidenced by contract for purchase and sale,the Authority may give preference to those
contracts that evidence ability to extend through ,lune 30, 2007. Evidence of Site Control can be
found directly behind tab labeled "Exhibit I V-
13. 'Zoning and Land Development Regulations
1. a. Is the site appropriately zoned for the proposed Development: No Yes x
b. Indicate zoning designation(s) RG-3 (Residential General-3)
c. Current zoning permits 20 units per acre, or � -"for the site(PUO).
d. total Number of Units in Development: 111111111110' 1 4A
Note: at is minimum, the current, applicable Future Land Use MapDesignation and associated Local
Government Comprehensivc Plan Future land Use (Clement provisions must perglit the prupoted
Development.
2. New Construction Zoning and Land Development Regulation Development Requirements:
a. Applicant must provide a letter from the appropriate local government official that the
Development is consistent with zoning and land development regulatians, which verifies
CITY OF ATLANTIC BEACH
800 SEMINOLE ROAD
ATLANTIC BEACH,FLORIDA 32233-5455
TELEPHONE: (904)247-5800
FAX: (904)247-5805
SUNCOM: 852-5800
1: www.coab.us
February 26, 2008
Chris Hionides
2275 Atlantic Boulevard
Suite 100
Neptune Beach, FL 32266
RE: Palms Apartments
Dear Mr. Hionides;
The Atlantic Beach City Commission adopted an ordinance on February 25, 2008 that updates
references to more current additions of building and fire codes, deletes some outdated language
and adds a provision designating abandoned construction or demolition projects as a nuisance.
This ordinance is partially a result of the numerous complaints that the City has received about
the partially demolished condition of the Palms Apartments on Mayport Road. It applies to
construction or demolition jobs where no substantial work has been completed for a six month
period. This ordinance will apply to your property going forward,which means that you will
need to get a building permit and accomplish substantial progressresulting in approval of major
inspections within the next six months, or you will be in violation of the City Code. A copy of
the adopted ordinance is attached for your information.
Also attached is a copy of my letter of December 20, 2007. You may not have received it as we
have not heard from you in response. If you have any questions or require further information
please let me know. I am,
Very truly yours,
im Hanson
City Manager
cc: Mayor and Commission
��� 'tza ✓ ucmmssion RECEIVED
s [I City Attorney I ASR 0 L 7006
❑ FiI�
OFFICE OF THE CITY CLERK
40 04
jA
3 �, - st-
Hanson, Jim
From: Sherrer, Alex
Sent: Tuesday, January 15, 2008 3:41 PM
To: Thompson, David; Hanson, Jim
Subject: Palms Apartments — T=;
Just a quick note. There is fresh graffiti on some of the buildings again. Glen Trotter of Petra has been informed and will
have it painted over again.
Alex
Alexander J. Sherrer
Code Enforcement Officer
City Of Atlantic Beach
800 Seminole Rd
Atlantic Beach, FI 32233
Ph(904)247-5855 Fax(904)247-5805
E-mail:asherrer@coab.us
1
CITY OF ATLANTIC BEACH
OFFICE OF THE MAYOR
J ak 800 SEMINOLE ROAD
SsZ ATLANTIC BEACH,FLORIDA 32233-5455
swww.coab.us
.J13 T, ^
December 20, 2007
Chris Hionides
2275 Atlantic Boulevard
Suite 100
Neptune Beach,FL 32266
RE: Palms Apartments
Dear Mr. Hionides;
We are happy to see that plans had been submitted for the renovation of the Palms Apartments in the last
few days. As you are already aware,the current condition of the buildings on the property have given rise
to several complaints from the public. A successful renovation project will provide needed affordable
housing for the community and improve the looks of the entrance to our City dramatically.
City staff has discussed with me a number of issues related to the project. One is that site and
landscaping plans have not been received as of this time. This includes a drawing showing how you plan
to comply with the city's parking regulations of two parking places per unit and. We understand that your
intent is to begin construction on some of the buildings in the near future before any site plan has been
approved. While it is certainly better to start the construction sooner rather than later,this letter is to
request that you provide a little more information on your overall plans. Please provide answers to the
following questions;
1) What is your phasing plan and overall time schedule for completion of all phases of this work?
2) How many units do you expect to be working on before the site plan is submitted for city review?
The building permit only references one building.
3) When will the site and landscaping plans be presented to the City?
Your answers to these questions will help us to evaluate how to best proceed with the permitting for this
project. Thanking you in advance for your help in this matter,I am
Very truly yours,
4
Jim anson
C Manager
cc: Dave Hufstetler,Building Official
Sonya Doerr,Director of Planning and Zoning
Rick Carper,Public Works Director
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Duval County Tax Collector Page 1 of 2
Tax Record I ; 'I i j I 'M I A«
Details Last Update:8/6/2008 1:28:12 PM ET
Tax Record Ad Valorem Taxes and Non-Ad Valorem Assessments
- Paint View The information contained herein does not constitute a title search and should not be relied on as such.
Legal Desc.
Shopping Cart Account Number Tax Type Tax Ye
Payment History 177649-0000 REAL ESTATE 1 2001
Print Tax Bill w�+!
Property Info. Mailing Address Physical Address
3952 MAYPORT ROAD LLC 3952 MAYPORT RD 32233
2275 ATLANTIC BLVD STE 100
Searches NEPTUNE BEACH FL 32266-2547 GEO Number
Account Number 382S29E-1776490000
Owner Name
Mailing Address
Street Address
Assessed Value Exempt Amount Taxable 4
Certificate $2,797,540.00 $0.00 $2,797,5
Exemption Detail Millage Code Escrow Cod
Site Functions NO EXEMPTIONS USD3
Welcome Legal_Description
County Login 38-2S-29E-1 3952 MAYPORT RD 38-2S-29E 7.41 B DE CASTRO Y FERRER GRANT PT
Tax Search 0/R 13462- 2036
Local Business Tax
Privacy & Usage Ad Valorem Taxes
Contact Us Exemption Taxable
Taxing Authority Rate Amount Value Ti
Home
CITY OF JACKSONVILLE 5.1934 0 $2,797,540
ST JOHNS RIVER WTR MGMT DIST 0.4158 0 $2,797,540
ST JOHNS RIVER BASIN 0.0000 0 $2,797,540
FL INLAND NAVIGATION 0.0345 0 $2,797,540
BEACHES HOSPITAL 0.0000 0 $2,797,540
USD 3 2.9974 0 $2,797,540
SCHOOLS 7.7550 0 $2,797,540
16.3961
Non-Ad Valorem Assessments
http://fl-duval-taxcollector.govermnax.com/collectmax/tab collect mvptaxVS_8.asp?wait=... 8/6/2008
Duval County Tax Collector Page 2 of 2
Total Assessments
Taxes&Assessments
Prior Years Pay
Prior Year Taxes Due
Year Folio Status Cert. Cert. Yr.
2007 1111980 17647 2008 $`.
2006 1329066 18465 2007 V
Prior Years Total
If Paid By Prior Years Due
8/31/2008 $95,279.70
Payment for delinquent real estate taxes must be in the form of a money order,
cashier's check or certified check. Delinquent tangible taxes may be paid with a
personal or business check.
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http://fl-duval-taxcollector.governmax.com/collectmax/tab collect mvptaxVS_8.asp?wait=... 8/6/2008
From: Greger, Wight[WGreger@coj.net]
Sent: Tuesday, June 10, 2008 4:47 PM
To: Sheila Freaney
To FHFC Board and Staff:
Thank you for the opportunity to comment in preparation for your strategic planning session. It is
commendable that you are looking for local perspectives as well as those that will enable the
state to be successful in meeting the housing needs.
I would like to encourage you to consider the wide variety of submarkets in Florida;we are a very
diverse state and what works in one geographic location may not work in others. For instance, the
City of Jacksonville and the JHFA has a dual focus on 1) preserving existing housing stock-not
just that which is currently deed restricted, but also those units which are currently without
affordability restrictions but which, with assistance from local and state resources, could be
brought into the affordable housing inventory, and 2)creation of additional affordable units to
serve those families with very low incomes and for persons with special needs.
To help us meet our goals, we need a system of resource allocation which is fair, balanced and
provides adequate incentives to the development community to engage in development activity in
Jacksonville. We are also in need of competent developers who will propose projects which are
realistic and financially feasible.
I oppose any type of moratorium on resource allocation in Duval County, and the current
designation of"Location A"works against our goals.
_ Thank you again for facilitating an open dialogue, and good luck with your planning activities.
Wight Greger
Director
Housing and Neighborhoods Department
214 N. Hogan St., 8th Floor
(904)255-8204
wgreger@coj.net '
4
r
' V
f
From: Greger, Wight[WGreger@coj.net]
Sent: Tuesday, June 10, 2008 4:47 PM
To: Sheila Freaney
To FHFC Board and Staff:
Thank you for the opportunity to comment in preparation for your strategic planning session. It is
commendable that you are looking for local perspectives as well as those that will enable the
state to be successful in meeting the housing needs.
I would like to encourage you to consider the wide variety of submarkets in Florida; we are a very
diverse state and what works in one geographic location may not work in others. For instance, the
City of Jacksonville and the JHFA has a dual focus on 1) preserving existing housing stock-not
just that which is currently deed restricted, but also those units which are currently without
affordability restrictions but which, with assistance from local and state resources, could be
brought into the affordable housing inventory, and 2) creation of additional affordable units to
serve those families with very low incomes and for persons with special needs.
To help us meet our goals,we need a system of resource allocation which is fair, balanced and
provides adequate incentives to the development community to engage in development activity in
Jacksonville. We are also in need of competent developers who will propose projects which are
realistic and financially feasible.
I oppose any type of moratorium on resource allocation in Duval County, and the current
designation of"Location A"works against our goals.
Thank you again for facilitating an open dialogue, and good luck with your planning activities.
Wight Greger ,/ss, a h -- DYl /A//?�e
/� S f
Director
Housing and Neighborhoods Department a g2 193 3
214 N. Hogan St., 8th Floor
(904)255-8204
wgreger@coj.net '
Y
June 17, 2008
Ms.Sonja Doerr
Community Development Director
City of Atlantic Beach, Florida
Re: Palms Apartments-3675 Mayport Road, City of Atlantic Beach
Dear Sonja:
Please find enclosed a copy of our State of Florida Apartment Incentive Loan program Package (SAIL)for
the proposed redevelopment of the Palms Apartments.The initial State evaluation was poor relative to
competitive projects.
We are also discussing several funding options with Ms. Wight Greger, Director of the Jacksonville
Housing and Neighborhoods Department/Housing Finance Authority, as well as continuing loan package
submittals and negotiations with various funding sources both locally and nationally.
Despite the tightened capital and credit markets for funding construction projects, we are committed to
explore all potential sources that can expedite development and construction. We welcome all
assistance from the City of Atlantic Beach to assist us in with this project.
Sincerely,
'114e J4Vn&e
Glen Trotter
3675 Mayport Road, LLC Development Manager
Enclosure
CITY OF ATLANTIC BEACH
800 SEMINOLE ROAD
ATLANTIC BEACH,FLORIDA 32233-5455
acs TELEPHONE: (904)247-5800
J
FAX: (904)247-5805
SUNCOM: 852-5800
www.coab.us
s
November 19, 2007
Chris Hionides
2275 Atlantic Boulevard
Suite 100
Neptune Beach, FL 32266
Dear Mr. Hionides;
Enclosed is a letter you may find of interest from one of our Atlantic Beach residents concerning
the unsightly appearance of the Palms Apartments property on Mayport Road.
Very truly yours,
Hanson
City Manager
CITY OF ATLANTIC BEACH
800 SEMINOLE ROAD
ATLANTIC BEACH, FLORIDA 32233-5455
TELEPHONE: (904) 247-5800
FAX: (904)247-5805
x 111 SUNCOM: 852-5800
www.coab.us
October 12, 2007
Brenda Wray
2305 Barefoot Trace
Atlantic Beach, FL 32233
Dear Brenda;
Thanks for your letter concerning the unsightly look of the Palms Apartment complex. Many of
us share your disappointment that the owner has not moved ahead more quickly to renovate the
remaining structures and turn it in to a positive asset for our city. 'Let me first give you a status
report and then answer your question as to how you can help.
Many others have expressed frustration about the condition of the Palms Apartments, including
members of the Mayor and Commission. We have called in our City Attorney to search both
city and state codes to see if there is any basis for requiring the owner to either tear down the
remaining walls or to begin his renovation project immediately. Unfortunately, the owner is not
breaking any city or state laws. Over a year ago,the complex was cited by the city for being
unsafe, harboring vagrants and for other reasons. When the current owner purchased the
property, he took the minimum steps necessary to alleviate the unsafe conditions. Unfortunately,
while it is not unsafe, it is ugly. The City Attorney has now reported that it is possible for the
city commission to enact legislation that would prohibit the continuing existence of unsightly
structures such as currently exist on the property of the Palms Apartments and I have asked him
to make a report to the city commission at their next regular scheduled meeting on Monday,
October 22, 2007. Because a new commission will be sworn in on November 6th,there will not
be time for the existing commission to take action. However, I do expect that they will refer the
matter to the incoming city commission.
What can you do to help? First, your letter will be copied to both the existing Mayor and
Comunission and to the newly elected members. Second, you will be welcome to attend the
commission meeting on October 22nd to voice your concerns and/or listen to the City Attorney's
report. You can also speak before the new commission on the same subject. If you choose to do
so,please note that the first regular meeting in November will be held on Tuesday,November
13th rather than on November 12th because of the holiday. The second regular meeting that
month will be on November 26th. We do not yet have a schedule as to when this will be
discussed by the new commission.
Thank you for your concerns. I am,
Very truly yours,
JHanson
ity Manager
cc: Mayor and Commission
Mayor Elect John Meserve
Commissioner Elect John Fletcher
October 10, 2007
Mike Borno, City Commissioner
Jim Hanson, City Manager
City of Atlantic Beach
Dear Mike and Jim:
I wanted to take a minute to express to you both, since you both know me as a reasonable person,
just how disappointed I am at our city's inability to have something done about the unsightly,
roof-less mess at the entrance of our lovely town on Mayport Road. And that's putting it very
mildly! Regardless of codes which don't exist,which can't be broken, how in the world is that
allowed to still be sitting there in that condition?
Why do I care? Mainly because I've lived in Atlantic Beach almost 15 years, and love it dearly.
But now I've taken on a new role, as President of the PTA at Mayport Middle,where my older
son Nathan attends sixth grade. We are absolutely delighted with the school,the teachers and the
staff. Because I now find myself a strong advocate for the school, anything that hurts the
school's(undeserved) less-than-stellar image is something that I must speak up about.
For over 20 years,Mayport Middle's enrollment was around 1200,but it started declining around
2000, and is now down to only 670 students. This is due mainly to the huge decrease of navy
personnel at the base during that same timeframe, as well as the building of Wonderwood
Expressway,which allowed navy personnel to live west of the intracoastal with easy access to
the base. Because of the drastic decrease in enrollment,our school budget is also drastically
decreased. Therefore one of our top three goals(both the principal's and PTA's) is to increase
the enrollment at our school. We must do this by enticing students from other school zones to
come to Mayport on"special assignment,"for which we have plenty of room. We are actively
working on this in a multitude of ways, but ultimately it all comes down to the fact that
prospective students and their parents will drive to the school to see it. Every time I look at that
squalor, I cringe knowing it will be the first thing these people will see as they turn onto Mayport
Road, on the way to our school!
I'm not a complainer by nature; I prefer taking action to correct things. What in the world can I
do, as an ordinary citizen, to help with this disgusting mess? I would appreciate any insight.
Thanks for all that you both do to keep Atlantic Beach(ALL of Atlantic Beach)beautiful.
Sincerely,
GJ� �
Brenda Wray,President
Mayport Middle PTA
Cc: Katrina McCray, Principal,Mayport Middle School