This is a request for approval of a statutory development agreement for the Reserve at Haw Creek development outlining the infrastructure improvement responsibilities required as a result of the development.

In accordance with Florida Statutes, notices detailing the time, date, and location were mailed out to property owners within the immediate vicinity of the development that may be affected on May 22, 2025. Advertisement was published in the Observer Local News on May 29, 2025.

The owner, JM Properties X LLC, and developer, Northeast Florida Developers LLC, are currently going through the process for approval of a Planned Unit Development. With development of this size, a development agreement is needed to ensure responsibilities of the developer are clearly called out for improvements to the City's infrastructure and facilities. The improvements include:

• Potable Water 
• Sanitary Sewer
• Reclaim/Re-use
• Stormwater
• Transportation
• Solid Waste

The agreement also includes the following:

• Land donation
• Impact fee credits
• Affordable housing requirements
• New public works facility

Below is a brief summary of each item:

Potable Water

The developer and property owner agree to build a new Water Treatment Facility (WTF) that will serve their development. They will be responsible for all design, engineer, and construction of the plant in coordination with the City. This includes all potable water wells and water lines as well. Once construction is complete and the plant is operational, it will be dedicated to the City. The developer will receive dollar for dollar impact fee credits for this facility.

Sanitary Sewer

The developer and property owner agree to build a new Wastewater Treatment Facility (WWTF) that will serve their development. They will be responsible for all design, engineer, and construction of the plant in coordination with the City. This includes all sewer lines and lift stations as well. Once construction is complete and the plant is operational, it will be dedicated to the City. The developer will receive dollar for dollar impact fee credits for this facility. The developer will also be able to purchase capacity from the current WWTF to serve a portion of the first phase of development prior to constructing the new WWTF.

Reclaim/Re-use

The developer and owner will be responsible for constructing reclaimed water lines to serve their development. They will also be inputting re-use meters so the City can collect monthly usage fees for this service. Additionally, they will be implementing a stormwater harvesting system to reduce the amount of potable water used for irrigation of the property in accordance with the 2023 North Florida Regional Water Supply Plan.

Stormwater

The developer and owner will be required to comply with all codes, laws, and regulations for the development and provide with City with necessary easements under and across the property for the stormwater system.

Transportation

The developer and owner will be required to submit a new Traffic Impact Analysis (TIA) for each phase of the development in order to identify any level of service deficiencies as a direct result of that phase of the development and to be consistent with the master TIA. Any roadways affected will be required to be improved to mitigate the impacts from the development. Additionally, it outlines certain city roads that will have split responsibility for improvements. Also included is the how the internal roads will be handled as determined by the City Commission.

Solid Waste

The developer and owner will be making monetary contributions to the City for a new solid waste truck to serve the first phase of the development. Additionally, a portion of the moneys will be contributed to the purchase a nexus study so that a solid waste impact fee can be created and applied to new development. Future phases of the development will be subject to the impact fee, if created, so the City may purchase future solid waste trucks.

Land Donation

The developer and owner will be donating at least 4 acres to serve future satellite City offices or for expanding emergency services to the area. The donated land will be required to be "pad ready" upon donation of the land unless otherwise needed by the City ahead of the "pad ready" date.

Public Works Yard

The developer will be required to relocate the existing public works yard to accommodate the WWTF expansion that will serve their development. The public works yard will be relocated onto 10+/- acres that the developer will donate to the City in addition to the 4 acres they are donating for satellite offices/emergency services. The public works yard will be constructed onto the 10+/- acres by the developer in coordination with the City. The facility will be new and expanded from what is currently existence to accommodate the growth.

Affordable Housing

The developer will be required to set aside ten percent of the single-family residential units within each phase of the development that will be dispersed evenly among the residential neighborhoods for individuals who qualify for down payment assistance or other assistance program offered by the County. Restrictive covenants will be placed onto these properties to ensure they remain affordable in the event the property is sold in the future.