The Eden Living St. Cloud development project took center stage at the most recent St. Cloud Planning Commission meeting. This project is set to transform a sizeable agricultural parcel into a community of 216 single-family rental units. Introduced by Bernice Gonzalez, a principal planner from the Community Development department, the project was presented with a master plan that includes architectural standards, amenities, and land use modifications aimed at fostering connectivity with neighboring communities. The developer, Steve Notto, outlined the project’s design and its alignment with the city’s goal to offer diverse housing options. The “build to rent” concept is relatively new to the area and features standalone homes with fenced-in backyards and community amenities, which the developer believes will cater to a growing demand for medium-density residential options in St. Cloud.

The project garnered staff recommendations for approval, contingent on compliance with certain conditions and architectural standards. During the presentation, images of similar developments by Eden Living in other Florida locations were shared to give the commission a sense of what the finished community could look like. The commission engaged in discussions over the project’s potential impact on the city, considering factors such as design, the need for diverse housing types, and community benefits.

Despite the developer’s agreement with the staff’s conditions and clarifications provided regarding design and layout, the proposal did not go without its share of public scrutiny. During the public comments section, some residents voiced their anxieties about the project’s impact on home values and the nature of development. Concerns were also raised about the project’s influence on traffic and the management’s capability to control the number of occupants per unit. However, there were voices of support as well, with one attendee, residing near Turtle Creek, advocating for the development and its appeal to professionals seeking high-quality rental options.

The commission’s deliberations culminated in a vote, where a motion to recommend approval of the ordinances was passed, albeit with some opposition. The approved ordinances are anchored in the 16 findings within the Land Development Code.

In a separate yet discussion during the meeting, the topic of voluntary annexation through encumbrance agreements was broached. The debate focused on the financial implications for residents, particularly with regards to potential increases in property taxes. The commission considered suggestions for mitigating financial burdens, such as incrementally increasing fees, and emphasized the importance of residents educating themselves about encumbrances. The annexation of enclaves was presented as an important ongoing city council-directed project, with a recent community meeting indicating mixed sentiments among residents, especially on the timing of annexation and its tax implications.

The project in question involves a 178.26-acre property with an existing density of 3.83 dwelling units per acre. The city, acting as the applicant, sought to maintain the zoning as a Planned Unit Development (PUD). Questions and concerns from the public included the impact of annexation on property taxes, the state of roads, and the allocation of funds. While the commission did not provide responses to community questions during the meeting, it encouraged feedback and noted that the matters would be presented to the city council on July 18 for further deliberation.

Moreover, the commission recommended approval of several ordinances related to the historic preservation overlay and the update of the Land Development Code to be consistent with the historic preservation plan. This initiative aims to protect and enhance the city’s historic areas.