At the heart of the debate was a request from Ty Harris, representing Horse Pens LLC, to rezone the property. Harris recounted the property’s history, noting its origins as horse pens in 1976 when the area was under Monroe County jurisdiction. He argued that the current conservation zoning made the site legally non-conforming, complicating any future use if the horse pens ceased operations. Harris urged the village to confront its affordable housing shortage, suggesting that a modest number of units could be developed on the site, while also proposing a conservation easement over undeveloped parts of the property to protect the mangroves and wetlands.

The proposal sparked a discussion about the balance between development and environmental conservation. One participant highlighted the limited developable area, confined to the location of the existing horse pens, while emphasizing the high costs associated with construction. The rationale behind the change from multifamily to neighborhood commercial zoning was questioned, with concerns raised about whether this would facilitate the intended affordable housing development.

There was also skepticism regarding the potential for the property to be used for purposes other than affordable housing, such as market-rate housing or commercial enterprises. This led to a call for a sub-area policy to ensure any development aligns with the proposed use and maintains the horse pens, thereby avoiding unintended consequences.

The environmental implications were another major point of concern. Participants noted potential inconsistencies with the village’s comprehensive plan, particularly in terms of protecting shoreline and upland resources. The potential impact on mangroves and other habitats was underscored, with a suggestion that a conservation easement could mitigate these issues. Despite these concerns, a participant argued that the environmental footprint of controlled residential development might be less detrimental than that of the existing horse waste from the pens.

The financial aspect of the development was also discussed. However, the broader financial challenges of affordable housing development were acknowledged, with suggestions for tax incentives or subsidies to support such initiatives.

Speakers at the meeting emphasized the importance of ensuring that any workforce housing remains affordable in perpetuity. They highlighted the challenges employers face in assisting with housing costs and the need for clear policies differentiating workforce and affordable housing.

Public comments included concerns about the proposed density and the need to consider environmental impacts and existing zoning codes. Jonathan Lindbeck, sharing personal experiences with housing affordability, emphasized the importance of balancing residential development with preserving community traditions like the horse pens. He urged the board to consider the environmental integrity of the property while facilitating housing solutions.