Final Notice and Public Explanation
of a Proposed Activity in a 100-Year Floodplain

To: All interested Agencies, Groups and Individuals

Arcadis, in conjunction the Pasco County, has analyzed the project identified below.

Name of Project: Ekos at Bayonet Point III

Programs: Community Development Block Grant Disaster Recovery (CDBG-DR)
To be Located at: 7608 McDowell Way, Hudson, FL 34667

Project Description: The proposed project will consist of a 126-unit attainable housing development for families, located in Pasco County, Florida. The project is being financed through 4% non¬competitive Low-Income Housing Tax Credits (LIHTC) and tax-exempt bonds, providing much-needed affordable housing for families with an average household income at or below 60% of the Area Median Income (AMI). The Ekos at Bayonet Point III follows the successful closing of Ekos at Bayonet Point I, a 114-unit senior housing development that secured financing in the second quarter of 2025 and now complete and in its lease up phase, and Ekos at Bayonet Point II, a 120 senior affordable housing development that secured financing in 2026 with completion anticipated for fourth quarter 2027. All three developments are part of a Master Planned Unit Development (MPUD) designed to deliver a total of 360 attainable housing units in Pasco County.

This is to give notice that Arcadis, in conjunction with Pasco County has conducted an evaluation as required by Executive Order 11988, as amended by Executive Order 13690, in accordance with HUD regulations at 24 CFR 55.20 Subpart C Procedures for Making Determinations on Floodplain Management, to determine the potential affect that its activity in the floodplain will have on the human environment for the project/activity described above and further detailed as follows: This action is located within Flood Zone AE (EL 11 Feet) (1% chance of annual flood event), in accordance with Flood Insurance Rate Map Panel No. 1201C0177G, effective 6/5/20.

The Ekos at Bayonet Point III project site was selected based on the following criteria:

• The project will provide 100% workforce housing units, targeted at households earning at or below 80% of the Area Median Income (AMI), with the majority of units targeted at 60% AMI or below.
• The development is designed to ensure no displacement of existing residents, as it will be constructed on a vacant subdivided parcel adjacent to Ekos at Bayonet Point Phase I and II.
• The project is 100% affordable and is expected to meet all eligibility criteria to qualify for Low-Income Housing Tax Credits (LIHTC), supporting long-term affordability for families with income limits.
• The project received competitive funding through the 2025-213 Florida Housing Finance Corporation (FHFC) application cycle, meeting all applicable RFA requirements and selection thresholds. Including the commitment for the building to achieve its Green Certification Status under the National Green Building Certification.
• The site was selected based on its suitability for development and its location within a neighborhood that can support affordable multifamily housing, including proximity to transit, health services, retail, and continuing to address the affordable housing needs in Pasco County.

In evaluating potential project sites, the development team considered and assessed a range of alternatives. The selection process prioritized the following:

• Natural values, including topographic conditions, flood hazards, and existing site characteristics such as vegetation and site access.
• Social values, including compatibility with surrounding land uses, visual and community character, market study analysis and community outreach.
• Economic values, including cost-efficiency in site development, infrastructure availability, and the avoidance of relocation or displacement costs. The multi-phased development allows for economy of scales between the phases for design and construction cost.

Ekos at Bayonet Point III will be constructed on a subdivided portion of the original Ekos at Bayonet Point parcel, adjacent to the Phase I and II site and located within the same flood zone area. The proposed site is surrounded by existing residential and commercial development, with public infrastructure and roadways already in place. The project site is located within the FEMA 100-year floodplain with a Base Flood Elevation (BFE) of AE +11.0 feet NAVD. The proposed development consists of a podium-style multifamily building with parking and other non-habitable areas located at the ground level and residential units and other habitable areas located on the second floor and above. All residential and habitable areas will be located at approximately Elevation +21.5 feet NAVD or higher, approximately 12.0 feet above the lowest building elevation of +9.5 feet NAVD and well above the BFE of +11.0 feet NAVD. Portions of the building located below the BFE will be designed and constructed in accordance with applicable floodplain management and FEMA flood-resistant construction requirements.
None of the proposed activities is expected to negatively affect floodwater conveyance, flood storage, or increase flood hazards because the site structure will be elevated well above the Base Flood Elevation (BFE) and have a footprint designed to minimize riverine floodplain impacts. Although the project lies within a mapped 100-year floodplain, the development will mitigate flood risk through elevation and design measures, consistent with applicable federal and local policies.

As with Phase I and II, the detailed market study and site investigation has confirmed that the selected parcel is suitable for multifamily senior housing development and consistent with the project’s goals to provide high-quality, affordable housing for the population in Pasco County. We note that key findings from the market study and site evaluation include the following:

• The subject site is well-positioned for multifamily housing, supported by strong local demand and positive demographic trends.
• Local market conditions indicate sustained high occupancy rates, waitlists for comparable developments, and no concessions.
• The site is properly configured with frontage on two roadways and is within close proximity to U.S. Highway 19, facilitating resident access to transit and amenities.
• Site layout accommodates the necessary infrastructure and building footprint while avoiding environmentally sensitive areas.
• The improvements proposed for the site will result in a highly desirable and competitive housing product.

Therefore, we find that the proposed project location of the Ekos at Bayonet Point III development is most suitable to meet the project goals and objectives and there were no practicable alternatives identified that exist outside of the floodplain that would meet the development’s goals, financial feasibility, proximity to services, and existing entitlements. The No-Action alternative was considered and rejected because of the need for affordable housing within the project area. The proposed project would provide the housing needed in a location that is very desirable for affordable housing, as documented in the market study that was prepared for the project.

Arcadis and Pasco County have reevaluated the alternatives to building in a floodplain and have determined that there is no practical alternative. Environmental files that document compliance with steps 3 through 6 of Executive Order 11988 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 floodplains 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. Commenters are encouraged to offer alternative sites outside of the floodplain, alternative methods to serve the same project purpose, and methods to minimize and mitigate project impacts on the floodplain. Second, an adequate public notice program can be an important public educational tool. The dissemination of information and request for public comment about floodplains 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 ERR to the Pasco County Office of Disaster Recovery Resources, 8239 Youth Lane, Port Richey, FL 34668, Attention: Mr. Charles Lane, or via email at Betterfuture@mypasco.net. All comments received by November 16, 2026, will be considered by the Pasco County prior to authorizing submission of a request for release of funds. Comments should specify which Notice they are addressing.
Date: November 8, 2026 110521