Public notice for proposed affordable housing development impacting wetlands in Daytona Beach.

Final Notice and Public Explanation of a Proposed Activity in a Wetland
To:  All interested Agencies, Groups and Individuals
Arcadis, environmental consultant for the Florida Housing Finance Corporation (FHFC), has analyzed the project identified below.  The proposed project will consist of the new construction of an affordable housing development in Volusia County, Florida.
Name of Project: The Shores Apartments
Programs: HOME-ARP, SAIL, ELI
To be Located at: NW corner of Vine St and 9th Street, Daytona Beach, Volusia County, Florida (Parcel IDs: 4244-01-06-0030, -0031, -0032, -0036, and -0042).
Project Description: The proposed Shores Apartments project consists of the new construction of an 80-unit affordable multifamily housing development on approximately 4.57 acres of land. The project aims to provide permanent supportive housing for chronically homeless veterans and civilians with special needs. At least 80% of the units will be set aside for residents with a 60% Area Median Income (AMI) or lower.
This is to give notice that Arcadis and the FHFC, under Part 58 has conducted an evaluation as required by Executive Order 11990 ? Protection of Wetlands, in accordance with HUD regulations at 24 CFR 55.20 Subpart C Procedures for Making Determinations on Wetlands, to determine the potential affect that its activity in a wetland will have on the human environment for the project/activity described above and further detailed as follows: While the majority of the 4.57-acre site consists of disturbed upland forest, a small portion of the property contains a surface water/wetland system (approximately 0.23 acres). The proposed development will result in approximately 747 square feet (0.017 acres) of direct permanent impact to this wetland for the construction of stormwater outfall structures.
Arcadis and FHFC have considered the following with respect to site selection and the measures taken in order to minimize impacts to any affected wetlands.
The project site was selected based on its availability, zoning (MFR-20), and proximity to essential services and public transportation in Daytona Beach, which are critical for the target population of formerly homeless individuals. Alternative sites were evaluated but rejected due to lack of availability, incompatible zoning, or excessive cost that would render the affordable housing project financially unfeasible.An alternative design to terminate the stormwater discharge pipes landward of the wetland boundary was evaluated to avoid the 747 square foot impact. This alternative was determined to be engineeringly unsound and physically impossible.This wetland system is described as a low-quality, incised ditch/surface water system heavily impacted by adjacent urban development and litter. The project includes a stormwater management system designed to treat runoff and improve water quality before discharge, thereby mitigating indirect impacts caused by untreated runoff in the pre-development condition. The project will comply with the St. Johns River Water Management District (SJRWMD) Environmental Resource Permit (Application No. 242676-2) requirements to prevent adverse water quality impacts.The project design has been modified to minimize wetland impacts to the greatest extent practicable. The total wetland impact is limited to 0.017 acres, which is a de minimis fraction (less than 0.4%) of the total site area. The impacts are restricted solely to the footprint necessary for the stormwater outfall structures required for site drainage.To preserve wetland values and offset the unavoidable impacts, the applicant has reserved 0.11 Freshwater State Forested UMAM mitigation credits from the Farmton Mitigation Bank ? North (17) (SJRWMD Permit No. 4-127-76185-25), as confirmed by the Reservation Letter dated December 11, 2025. This compensatory mitigation ratio exceeds the impact area, ensuring no net loss of wetland function within the basin and providing greater ecological value than the degraded onsite ditch system.
Arcadis and the FHFC have reevaluated the alternatives to building in a wetland and have determined that there is no practical alternative. Environmental files that document compliance with steps 3 through 6 of Executive Order 11990 (i.e., 8 STEP Process) are available for public inspection, review, copying, upon request at the times and location delineated in the last paragraph of this notice for receipt of comments. This activity will have no significant impact on the environment for the reasons indicated above.
There are three primary purposes for this notice. First, people who may be affected by activities in wetlands and those who have an interest in the protection of the natural environment should be given an opportunity to express their concerns and provide information about these areas. Second, an adequate public notice program can be an important public educational tool. The dissemination of information about wetlands can facilitate and enhance Federal efforts to reduce the risks associated with the occupancy and modification of these special areas. Third, as a matter of fairness, when the Federal government determines it will participate in actions taking place in floodplains, it must inform those who may be put at a greater or continued risk.
Any individual, group, or agency may submit written comments on the Environmental Review Record to the Florida Housing Finance Corporation, 227 N Bronough St, Suite 5000, Tallahassee, FL 32301, Attention: Ms. Angeliki Sellers or via e-mail at ERRComments@floridahousing.org. All comments received by March 17, 2026
Date: March 10, 2026
March 10 2026
LDTB0474344