Sherwood Golf Course FAQ’s.

Ballarena Comunities

Civil

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The project site currently has five (5) different zonings, RU-2-15 (multi-family residential), AU (Agriculture), RU-2-10 (multi-family residential), RU-1-13 (single-family residential), and PUD. The proposal is to make it all PUD, in which the zoning is based on the plan provided to the County. PUD allows for flexible types of uses and zoning standards (setbacks, lot size, etc.) for residential and/or commercial. In this case, the PUD will be all residential.

Based off the current zoning and Land Use the potential number of units is 1,619. Through the request of a Zoning Change to PUD (Planned Unit Development) and a Land Use Amendment to RES-15 the potential number of units would be 1,723. Yet, Ballarena Group is only proposing a total of 796 units compromised of 476 Single Family Homes/Townhomes and 320 Multifamily Apartments.

Most of the surrounding subdivisions were constructed during the mid-60s to the mid-80s, except for, Eagle Point and Birchwood Forest, which was built in the early 2000s. Eagle Point and Birchwood are the only developments with stormwater based on SJRWMD and County requirements that are similar (not same) as current requirements. All others simply have conveyance systems that direct runoff to pipes and ditches (not designed to any capacity or for any storage/treatment) to receiving historical public ditches and canals, also not designed to any capacity or for any storage/treatment. The proposed system will be designed to current standards, providing storage, treatment, and adequate capacity to handle all runoff for the code maximum design storm for the project site and any contributing surrounding areas. It will be modeled to account for tailwater conditions of the receiving public systems (which the current system is not), as well as capacity of the receiving public systems (which the current system is not).

The County has acknowledged there is a flooding issue in several locations and in recognition of this situation, has provided specific areas of reported flooding. These areas are of special concern and shall be specifically analyzed and addressed such that at a minimum those areas are not adversely impacted (increased flooding). The County will be coordinating with the project team to have the proposed system address the existing flooding to the extent feasible as well as ensuring it does not create any new flooding areas.

The ponds that are to be filled are a minor amount, only two existing ponds will be filled in their entirety, as shown on the exhibit. Other ponds will be re-shaped or be increased in size. Per the exhibit, there will be approximately 7 new ponds.

As this is an old golf course, the land is long and skinny. Reduced setbacks are being asked for to provide room for residential units, but the tradeoff is that we must have a minimum of 25% open space, in which traditional housing developments do not.

Landscape

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Buffers are essential to creating the quiet, comfortable neighborhood ideal for any resident. As the master plan comes together, awareness of the ambient noise in the community is essential for creating an ideal community. If there are any kind of noise-producing areas the plan will include noise reduction in multiple ways. Buffers can include berms, walls, landscaping, or a combination of them all.

By their very nature, trees and green space provide benefits and add value to developments. The ability of trees to improve and maintain the quality of water, soil, and air and to remove pollutants from the air is well known. Trees also provide shade and help lower temperatures during hot weather. Trees enrich people's lives and beautify landscapes. Preserving trees has positive effects on the image and attractiveness of developments.

For platted subdivisions, canopy and tree preservation requirements will be based on the entire area of alteration of the subdivision, including lots and demonstrated at the time of plat review. However, canopy shall not be preserved on individual lots unless part of a contiguous, continuous area of canopy with sufficient protective language, noted on the approved landscape plan, to prohibit activities that are detrimental to the perpetual preservation of the area. The general landscaping requirements shall be demonstrated for common areas of the subdivision (including but not limited to common use, recreational structures, open spaces tracts, and buffers) at the time of plat review. We have carefully designed the community around existing landscaping and large trees.

Environmental

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Mitigation is offsetting the loss of the functions of wetlands and other surface waters by restoring, enhancing, creating, or preserving wetlands and other surface waters somewhere else in a manner that replaces the lost functions within the same basin. Mitigation cannot be considered until an applicant first reduces or eliminates adverse un-permittable impacts to the maximum extent practicable.

For wetlands larger than 0.5 acres, typically wetland permitting involves, the initial Environmental Impact Report (EIR) which informs the interested party about the flora, fauna, soils, hydrology, protected species, habitats, and wetlands found onsite or likely to be onsite. From there if a wetland is determined it will be delineated and flagged in the field to survey and assess precise acreages. Assuming the Environmental Resource Permit (ERP) is submitted, the next step is to have the State review the wetland flags for accuracy. Some flags may be moved, and some other claims may be made by the State. During that process the ecological health or wetland functional value is negotiated. Once the value is agreed upon, an amount for wetland mitigation credits per acre will be determined and the credits are purchased from a State approved wetland mitigation facility. If there is an onsite component, we would create a management plan for the conserved habitats remaining in perpetuity onsite and that would be approved along with the development project.

An Environmental Resource Permit (ERP permit) from the Department is required for any project or activity located in, on, over wetlands or other surface waters. This is required in addition to other state or local permits for construction.

A Habitat Conservation Plan (HCP) is a planning document designed to accommodate economic development to the extent possible by authorizing the limited and unintentional take of listed species when it occurs incidental to otherwise lawful activities. The plan is designed not only to help landowners and communities but also to provide long-term benefits to species and their habitats. HCPs describe the anticipated effects of the proposed taking, how those impacts will be minimized or mitigated, and how the conservation measures included in the plan will be funded.

Working with the Service, the potential applicant develops an HCP that assesses the likely impacts on target species from the proposed project, the steps that will be taken to minimize and mitigate those impacts, and how the steps will be funded. The plan also identifies any alternatives that could avoid the incidental take and the reasons why those alternatives are not being chosen. The applicant then applies to the Service for an incidental take permit.

Habitat Conservation Plans can provide permanent protection and management of habitat for the species covered by the HCP. Incidental take permits make the elements of the HCP legally binding. While incidental take permits have expiration dates, the identified mitigation measures may extend into perpetuity. Violating the terms of an incidental take permit may constitute unlawful take under the ESA.

The details of Soil Mitigation are a bit more complicated depending on what is chosen as the solution. Generally speaking, as part of any proposed remedial approach, a Soil Mitigation Plan will be necessary to achieve an NFA status and will include some combination of land use restrictions and engineering controls. The SMP should include, as applicable: figures of locations where removal actions are planned; the depth of removal actions; if groundwater will be encountered; where stockpiles and soil mixing activity are planned; how excavated contaminated soil will be moved to the stockpile area; how stockpiles will be managed (including what impervious surface(s) the stockpiled material will be placed on, as required by Chapter 62-780.525(5)(a)7, F.A.C.); what stormwater/erosion safeguards will be put in place; how stockpiles will be managed to prevent dust issues; how soils will be mixed; any proposed sampling plans; and, how mixed soils will be transported on site.

Yes, a dust control plan will be created considering dust generation and transport. Therefore, when designing a dust control plan, design engineers and construction staff can greatly reduce dust generation by sequencing activities in a way that disturbs only small areas at a time. The construction staff responsible for dust control should determine which practices accommodate their needs according to specific site and weather conditions. The following is a brief list of example control measures and design criteria: Sprinkling/irrigation, vegetative cover, mulch, wind breaks, tillage, and stone.

Traffic

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A TIA is prepared in coordination with a concept plan and the land use quantities provided. It will identify existing, background and total build-out traffic conditions within the study area of the project for the AM and PM peak hours. Trip generation characteristics for the project will be developed in accordance with current industry publications and procedures. Travel demand modeling, and/or some surrogate method developed in methodology discussions, will be used to assign project trips within the study area. Total build-out traffic conditions at study area intersections and access points will be evaluated for average vehicle delay, level of service (LOS), and turn lane storage capacity performance and in accordance with Brevard County land development code.

As outlined in the September 2023 Traffic Impact Analysis, the proposed development is anticipated to generate 6,235 daily trips, 426 AM peak hour trips, and 539 PM peak hour trips (333 inbound and 206 outbound) based on data from the ITE Trip Generation Manual. No roadway segment capacity deficiencies are identified in the study area. Under buildout (2030) AM and PM peak hour conditions, all study area intersections are anticipated to operate at an acceptable Level of Services (LOS), except for a deficiency identified at the intersection of N. Carpenter Road & SR 46. To mitigate this deficiency, it is recommended that a northbound right turn lane with a Permissive + Overlap phase be installed. With the proposed improvement, no additional deficiencies were identified because of the proposed development. A Phase 1 (Year 2025) analysis of only Pod I (the first 120 unit) shows the recommended improvements at the intersection of N Carpenter Road & SR 46 do not need to be in place in Phase I.

Development

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We design communities that focus on sustainability and incorporate the environment. In Florida, we have a lot of wetlands and water management lakes that we use as features in the land plan. Some of the most beautiful elements of our master planned communities have come from creating habitat for wildlife. Rather than just clear cutting all the trees or disregarding natural elements, we place our focus on embracing the immeasurable value of the natural elements and provide that experience to the future residents. Be it biking, hiking, walking, or viewing, residents in our communities have ample opportunities to engage with their surroundings.

Developer target price is reflected on the boards; however, our goal is to exceed current market price, for equal or similar unit.

One of the most critical components to a successful master planned community is the amenity package. Outdoor living, active adults, family, sports, and recreation are aspects of the open space amenities that will be offered. These areas will be accessible to the community and will include dog parks, tot lots, pickle ball, fire pits, arbor, walking trails, park benches, observation pier, educational trail and preserve.

The clubhouse and site will include, but are not limited to, a multipurpose gathering area, fitness center, office space, restrooms, and indoor/outdoor lounge space, pool, tot lot, pickleball courts and restaurant.

After a golf course closes, the communities that once enjoyed living near one of their favorite hobbies are left to deal with an overgrown eyesore that negatively impacts the value of their properties. What was once a beautiful view, is now an open field prone to generating crime such as vagrancy, loitering, and other unwanted nuisance behavior, together with a growing community of dangerous animal species. It is found that homes near abandoned golf courses have lower values than they would otherwise. On average, as soon as redevelopment starts on a closed course, surrounding home values begin to increase immediately. Reports show how important land revitalization is for increasing home values and outline its correlation with increased home values over time. In our experience, the Sherwood community will see not only financial value increases, but also a new range of lifestyle activities and opportunities that aren’t there now.