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Is Strawberry Fields HUD housing or condos?
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| By: James Williams, Monitor Editor |
November 13, 2009 |
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The two big questions in Bradford County housing these days are "What's going to happen to T.H.E. Apartments?" (see side bar) and "What will Strawberry Fields turn out to be?"
Strawberry Fields is a 234- unit complex to be built on Thomas Street, with Alligator Creek running along one side of the development.
The current plan shows 13 three-story buildings, with a clubhouse, laundry and pool.
The site plan submitted to Starke's Planning and Zoning board states that Strawberry Fields is "a HUD community," indicating that public housing, Section 8 tenants will be included in its market.
Starke Operations Manager Ricky Thompson said plans for the development were still in the final stages of preparation.
"I believe the developers of this construction are now planning to finance the project privately," he said. That would mean that the developers would be less inclined to take in public housing tenants.
Thompson wasn't expecting the developer to walk away from the project at this point, given that they have already given the city $18,000 simply to consider the site plan.
The developer is Sultan Rafeek of FSRZ Development Group LLC, centered in Palm Bay.
Rafeek told the Monitor on Monday that he was leaning toward private financing, with no HUD money in the picture.
"I will speak to my partners, but I think we will try to finance privately. We haven't decided yet whether to go with affordable housing or just condos. We're looking into it."
Rafeek said he has plenty of personal experience in developing major housing projects, with other company names.
"We did bigger projects than this in New York City with a 35 story building in Tribeca, near Wall Street. We converted four landmark buildings into one, with new construction," he said.
Rafeek said he started out as a construction worker years ago, and worked his way up. He said he might be looking to move into the north central Florida area at a later date.
Thompson said Rafeek had previously submitted a plan for a different development, to be called Georgetown. For various reasons, that plan was withdrawn and the Strawberry Fields plan submitted instead.
There are a number of rather major details still to be worked out, Thompson said, not the least of which is payment of $800,000 in impact fees.
"Roads in that Thomas Street area must be developed. There are infrastructure details still to be worked out with city engineering staff including sewer and drainage. The development will require a lift station," Thompson said.
He added that Florida Power and Light runs through the property and would provide utilities, while Starke would get a 6 percent franchise fee.
Thompson said he thought if the units ended up on the condo market they would clock in at somewhere in the $100,000 to $130,000 range.
The operations manager said at one time Rafeek mentioned building specialty housing along Alligator Creek, but has also considered a mini-medical center, such as a pharmacy.
Thompson added that if the development moves toward private financing and the condo market, he didn't see any negatives, once the engineering questions are settled.
"I believe this development will upgrade that area and be an asset to the community," Thompson said.
He added that he believed the city commission would be more inclined to view the development favorably with private financing, few or no public housing units. The development could become Starke's introduction to condo living.
A rezoning application for Strawberry Fields has been submitted and will go before the city zoning board on Nov. 16.
What will happen to T.H.E.?
Two weeks ago, Dave Madden stated that he was down to the last six or seven tenants in Starke's T.H.E. subsidized housing apartments. Madden is a HUD sub-contractor from Atlanta, and was sent to move T.H.E. tenants out after HUD decided it would no longer make payments for what it called sub-standard housing.
At the time, Madden said sliding glass doors on units at Country Club Woods was the only holdup.
The Florida Attorney General's office lists Haven Starke LLC as the owner of T.H.E., with a principal address in North Miami Beach. Attorney Victor K. Rones of North Miami Beach has been listed as the registered agent. Harris Millman, also of North Miami Beach, is referenced as the manager of Haven Economic Development Inc., and apparently he owns T.H.E. Apartments.
Starke Operations Manager Ricky Thompson said on Friday only three units were still occupied. The Gainesville Sun reported on Monday that only one apartment still had tenants in it. Madden said he will be in town for about another month after the last tenant has been relocated.
Now the question is: "What will happen to T.H.E.?"
The Sun quoted Starke police officer Don Spriggle as saying that the complex would be boarded up, which could create safety and law enforcement issues for the area, not to mention the affect on local property values.
Thompson said he hoped to see a buyer take the development for renovations, or see the half dozen T.H.E. buildings razed.
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©Bradford County Telegraph 2010
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