Comment on Critical Area Plan for the Quad Parcels at the Celery Fields - #2

October 4, 2019

Mr. Steve Kirk
Sarasota County
Planning and Development Services
1660 Ringling Blvd.
Sarasota, FL

Re:  Critical Area Plan for the Palmer Blvd./Quads Area

Dear Mr. Kirk,

I appreciate your compiling the diverse attributes of my neighborhood and laying out some interpretations in the Critical Area Plan draft.  This is indeed a grand undertaking, and I’m sure you’ve put in many hours!

I see: Adopted in 1985, the CAP was privately initiated and required to meet the provisions of the Comprehensive Plan to map the designated industrial area. 

Click to enlarge

I would be curious to know who initiated this CAP, and if these “players” are still around today.  Even back then, you would think any plan would be publicly initiated.

The draft outlines the zoning districts listed below. I believe Figure 5 should have widened the territory to include a much larger view, and the acreages should be given for residential in the wider area.

The following zoning districts (Figure 5) and acreages exist within the CAP:

•  PID (Planned Industrial Development) - 167.4
•  ILW (Industrial, Light Manufacturing and Warehousing) - 75
•  OUR (Open Use Rural) (Quad’s parcels) - 55.2
•  PED (Planned Economic Development) (SPA 3) - 29
•  GU (Government Use) (Ackerman Park, fire station) - 30.2
•  OUE-1 (Open Use Estate) (stormwater pond) - 15.7
•  PCD (Planned Commerce Development) - 12.3

Some of the recommended permitted uses should be prohibited, such as the following:

• Light Industrial (there is enough current capacity in the industrial parks)
• Office                                                    
  
• Research laboratory
• Warehouse and freight movement
• Wholesale trade
• Vocational, trade or business school
• College or university
• Vehicle service
• Sale of vehicle parts and accessories
• Sale of lumber and building supplies

Implementing Zoning Districts

The Comprehensive Plan identifies the implementing zoning districts for each future land use designation. The following are the implementing zoning districts identified for the MEC designation:

•  ILW (Industrial Light Manufacturing & Warehousing)
•  IR (Industrial Research)
•  PCD (Planned Commerce District) (Planned District)
•  PED (Planned Economic Development) (Planned District)
•  GU (Government Use)

Also, I disagree with this recommendation:

N.W. and S.W. Quads
Industrial / Office - Suitable

• Consistent with Comprehensive Plan and surrounding uses.
•  Low traffic generator
•  Retains MEC land in employment use.

An additional zoning district should be added to the UDC: Parks and Recreation.  I think that this should be recommended rather than the blanket MEC.

Just as the City of Sarasota is looking at amending zoning to create this set-apart district, Sarasota County should have such a zoning district.

TRAFFIC AND TRANSPORTATION

I do not see any solicitation of opinions from public/private/charter schools regarding student transportation needs.  Would you please reach out to some entities for input?

Center Road and Lorraine Road

The completion of the gap in Center Road between Fruitville Road and Palmer Boulevard should be considered to generally improve connectivity in the area of the CAP and complete a mobility loop through the CAP and around the Celery Fields. Alternatively, the construction of a pedestrian/bike path in the area of this gap could be considered.

The Critical Area Plan for this area necessarily involves a discussion of the

extension of Lorraine Road from Palmer Boulevard to Fruitville.  Also, traffic on Palmer from Lorraine to Debrecen will soon be “F” LOS, from Debrecen to Fruitville “F”, and from Debrecen to Lorraine on Fruitville “F” (per traffic engineer Kwamena Sankah).  Why does this matter?  Because traffic that can’t get to Fruitville will even more clog the Apex area.

Traffic studies – current and anticipatory – are notoriously flawed.  It’s impossible to believe studies will approach reality.  They haven’t in the past, and that will be the future story.

Mitigating Improvements Section 3, Mobility, of this study indicated that the improvements associated with the Cattlemen Road Construction Phase II project and the construction of a roundabout or signalization of the Apex Road and Palmer Boulevard intersection will improve the roadway level of service (LOS) in the area. However, the LOS for that section of Palmer Boulevard west of Apex Road will likely continue to be below the adopted LOS. Also, identified as a mitigating improvement is the expansion to 4 lanes of Palmer Boulevard from Porter Road to Apex Road. However, that expansion would conflict with the objective of preserving the existing character of Palmer Boulevard with its open corridor and roadway section also identified in this study. With the development of any of the Quads parcels, Transportation Planning will identify certain improvements such as turn lanes that will be required to accommodate the traffic generated by a proposed use.

There really is no use that won’t increase traffic and ruin the larger neighborhood character.   Keep in mind that identified capital project needs require funding of $1.2 billion.  Where will money come from for creative roadway improvements that will serve the community in a respectful way?

Public/Civic – Suitable  - Agree – but what?

• Allowed as part of mixed use in PCD and PED. Limited to 50% of PCD. Traditional town center design requirements must be met in PED. N.W. Quad may be too small for PED design requirements

• No limitations in GU district.

The public has clearly spoken about public uses, so there is no lack of input there. Any use should be put to the public test, with open communication.  Any government uses (Natural History Museum?) should be also put to the public test.

Sincerely,

Glenna Blomquist

New power lines will not be in Celery Fields area

FPL has made its decision on the route of the new transmission lines that will support growth in East Sarasota County, and it's the choice preferred by the communities near the Celery Fields and the Fresh Start Initiative -- the route along Clark Road:

FPL Power line route along Clark Rd (click image to enlarge)

Celery Fields advocates and residents had expressed concern at an optional route that would have taken the tall power lines along Palmer Blvd and Apex Rd. near the birding, wildlife and recreation area. Here is the communication from FPL manager Rae Dowling:

After an extensive route selection study by the project team, that included feedback from a diverse Community Advisory Panel, an open house meeting, and meetings with neighborhood groups and community leaders, I’m writing to let you know that Florida Power & Light Company (FPL) has selected its preferred route for the proposed Bobwhite-Howard 138 kV transmission line. On behalf of the entire project team, I want to thank you for your participation in our Community Advisory Panel and for the time you invested providing your perspectives for us to consider in our study.  Having the perspective of our customer’s voice in important to us and we truly value your contribution to this important project. The preferred route, which is included in the attachment to this email, follows along almost the entire 13-mile length of existing FPL transmission and distribution lines, a siting criteria consistently endorsed by our customers. Route surveying work will begin on this project this month.  If you have any questions, please contact myself at the numbers below or Daniel Hronec, P.E., Project Manager at (561) 904-3638 or by email at Daniel.Hronec@FPL.com. Thank you. 

Brainstorming the Celery Fields area

Sarasota County has given residents six months to consider options for two of the three publicly-owned parcels at the Celery Fields.

The opportunity arose after a coalition of Home Owners Associations, the Fresh Start Initiative, expressed concern that negative impacts could potentially arise from earlier large industrial proposals (a 16-acre waste processing plant and a giant wholesale warehouse). Such industrial activity could seriously degrade this pristine ecosystem, with its narrow roads, bird sanctuary, and prized recreational assets.

Fresh Start sees the ultimate decision about the Quads as having larger implications for future development of East Sarasota (see "Sarasota at the Crossroads").

The Celery Fields Area presents complex challenges thanks to a striking variety of urban, rural, recreational, business and residential uses. Four parcels of publicly-owned land totaling about 40 acres lie at the heart of this diversity at the intersection of Apex Road and Palmer Boulevard. The Board has indicated it will hire an independent consultant to rezone parcel #3 and is looking for a quick sale to a developer.

At a "Think Tank" session on November 28, it gave the Fresh Start Initiative the six-month time frame to explore options for parcels #1 and #2 that would be compatible with the existing amenities.

Publicly-owned Parcels 1,2, & 3 and retention pond at Apex and Palmer

Fresh Start's role is simply to facilitate thoughtful planning that will value to this unusual intersection of West and East County. The Celery Fields offer pristine wetlands, waters for kayaking and fishing, hiking trails and bird walks, and a mound rising above it all that people love to climb. It's a vibrant place. Our communities simply wish to keep it that way.

The plan is to hold a few brainstorming sessions at which people can acquaint themselves with the history of the area, learn about developing trends, and exchange ideas. Then, to develop a community consensus of values and guiding principles that would reflect and support the qualities that have made the area an attractive destination for locals and travelers from all over the world.

What would you love to see on our public lands at Apex and Palmer
that would complement and enhance this magical area?

Fresh Start is open to ideas from anyone. We respect the inherent, diverse qualities of these public lands as we consider options that will integrate and synergize their potential economic opportunities. Proposals for the parcels will be presented in an open workshop. The time frame from brainstorming phase to community workshop is January through March 2018.

All wishing to get in touch please write to FreshStartSarasota@gmail.com.

With creative and commonsense ideas, a set of stranded assets can turn into a lovely integrated destination, uniting East and West, and prove a catalyst for the entire area. Think of the Palmer Underpass as a door -- a threshold from the urban core, where one can stroll from the Packinghouse District shops, restaurants, and music west of the highway through the underpass and out into the wide open East, with its water, trails, 220 species of birds, and giant Florida sky. 

Board acts on surplus public lands at Celery Fields

This a bare-bones report of the Board's actions today, Nov. 28th, on three parcels near the Celery Fields known as "the Quads." The Commissioners and Interim Administrator Jonathan Lewis deliberated at length as to how they might realize funds from the sale of the parcels to address a $5.4 million shortfall in the County's budget.

Public parcels at Apex and Palmer Blvd.

Each of the three parcels brought a somewhat different decision:

• SE Parcel - #1 (immediately adjacent to Celery Fields). 
• Take off surplus temporarily - with stipulation that community bring possible uses to staff -- passed 5-0.

• NW Parcel - #3 (with temporary fire station). 
• Leave on surplus list - rezone it to a comp plan-compliant district using an independent consultant  --passed 5-0.

• SW Parcel - #2 ("Gabbert" parcel - most difficult to decide). 
• Remain on surplus list - community organizations to come back with realistic options for use before put it out for sale -- 6-month timeline - pass 4-1 (Detert voted no, unhappy with timeline stipulation.)

The Board also voted unanimously to sell a property at Washington Blvd. and Main Street without restrictions. It's currently a parking lot on the NE corner of Washington and Main St.

This particular sale is projected to realize approximately $4 million).




Jonathan Lewis's Recap of this portion of the meeting:

A joint statement from the supporters of the Fresh Start Initiative -- a proposal for a workshop that would establish a community-based consensus for these public lands -- was read into the record.

The Board's decision showed a willingness to receive suggestions from the Community. This is not quite the same thing as developing a coherent, informed long-term vision for the entire Celery Fields area, but it's a beginning.

County to discuss selling surplus lands Nov. 28th

Tuesday Nov. 28th, the County Commission will meet in the "Think Tank" (3rd floor, county admin bldg.) at 1:30 pm. Among the items they will think about is Agenda Item #32 - which concerns surplus lands. These are public lands that the County is considering selling to help narrow its budget gap.

The way the discussion is framed by the new Administrator, Jonathan Lewis, it appears to assume selling these lands will bring quick budgetary relief. (The causes of budgetary distress are not addressed.)

These lands include the parcels at Apex and Palmer near the Celery Fields where a developer had proposed to put a demolition waste facility.

Fresh Start is an initiative endorsed by more than 50 HOA's who believe that instead of selling off these parcels piecemeal, the County might consult the surrounding community, consider the features of the land, the potential future uses, and together work up a consensus plan that will both protect the Celery Fields and provide a greater long-term ROI.

Rational, community-based planning will enhance the value of the land many times over what some warehouse or industrial developer will pay for it, and lead to a far higher quality of life for all.

The Board's pdf with details of the discussion is here.

The meeting should be broadcast live via county video

Fresh Start's Petition is here

Page 10 of Surplus Lands Agenda Item

Celery Fields Update

Sarasota County has confirmed that James Gabbert of TST Ventures has cancelled the contract that gave him a 30-day option to purchase 10.5 acres of public land at the Apex Rd and Palmer Blvd. near the Celery Fields.

At a lengthy and at times impassioned hearing on Aug. 23, Gabbert's plan (as TST Ventures) for a waste processing plant at the site failed to win approval by the County Commission. The contractual purchase option would have permitted him to build one home on 10 acres.*

No new rezoning for the site can be proposed for one year. But then Mr. Gabbert, or someone else, can come back with another industrial plan.

What would have been the consequences to the entire Celery Fields district if a waste facility with 35-foot-tall stacks of construction debris and yard waste had stood in Hurricane Irma's way?

It's time to think hard about the district stretching from Fruitville Road to the Celery Fields to Palmer Blvd. and the Packinghouse District. Those who opposed industrial rezoning of these public parcels at Apex and Palmer need to take a careful look at the entire area, and offer their sense and vision of what would serve the community and best realize the future potential of the entire area.

Many, many dedicated people worked very hard to stop the giant "Restaurant Depot" and 16-acre waste plant. They weren't just saying "no" to bad ideas. They see how this remarkable, diverse area can be the portal to East Sarasota -- a defining statement about our community's values and vision.

As we clean up the debris from Irma, let's consider how the people can proactively distill clear, workable, enhancing goals for this crucial area, and offer a better vision than what developers are likely to bring. 

Celery Fields District

*As of this time, no new plan has been submitted for the 4.5-acre site Mr. Gabbert owns at Palmer and Porter Rd., which has an approved plan for a waste transfer station.

Letter to Sarasota's Tourist Development Council (TDC)

Update: Sarasota County has set aside a full day -- Aug. 23 -- to hear a developer's proposal to build an industrial construction/demolition waste plant near a treasured Preserve, Bird Sanctuary, recreational area, and the Sarasota Audubon Nature Center.

To All Members of the Sarasota County Tourist Development Council:

In advance of your June 22 meeting, please consider a crucial decision facing a burgeoning tourist opportunity near the I-75 and Fruitville Rd. area.

The County has an extraordinary success story in its efforts to build a regional stormwater facility at the Celery Fields. It protects property, Phillippi Creek, and Roberts Bay, while giving rise to a natural bird sanctuary, Preserve, and passive recreation area. As this ecosystem has evolved, the Celery Fields has gained recognition regionally, nationally, and internationally.

At the June 1 Planning Commission hearing, a proposal to build a 16-acre waste processing plant adjacent to this area brought out hundreds of residents opposed to this project -- including some who testified of learning about the Celery Fields from national birding magazines, websites, and other media. The PC voted unanimously to deny the proposal.

The Audubon Nature Center has only been in operation at the Preserve a short time, but its first report speaks of strong growth, widespread interest, and many forms of local recreation as well as broad recognition.

Besides the fabulous natural amenity, and in part because of it, communities are flourishing to the east of the the Celery Fields. East Palmer Blvd. will soon have over 2000 homes. There were 52 homes there in 1992, when the underlying land use of the Quad properties at Apex and Palmer was last updated. The 33 acres at the intersection of Apex and Palmer where a developer wishes to build a waste plant are public lands that deserve reconsideration given the dramatic changes in the last 25 years. Changes that include the development of clean small businesses in the Industrial Parks, a public school, and close by, through the I-75 underpass on Palmer, a growing commercial area: the Packinghouse District.

A giant open-air waste processing operation situated at the intersection of Apex and Palmer would have multi-layered adverse impacts on this area -- to the residential, commercial, and tourist facilities. It could seriously damage the promise and vision of the Fruitville Initiative, the gateway to Sarasota designed to attract hi tech businesses to a walkable, mixed use community facing on and linked to the Celery Fields. 

Polyzoides rendering of Riverwalk linking Fruitville Initiative and Celery Fields

For more context, please see this article: Sarasota at the Crossroads.

The Board of County Commissioners is currently set to address this proposed Construction Demolition Waste Plant on Aug. 23, beginning at 9 a.m. After this Thursday's meeting (June 22), your next  meeting is scheduled for Thursday, Sept. 28. We ask that you make the pending decision about the Celery Fields a matter of high priority, and exercise your advisory mandate to provide clear and informed advice to the County in advance of the Aug. 23 hearing.

I would appreciate a copy of any minutes or correspondence indicating the Council's intervention in this matter, which has focused the attention of people countywide and beyond.

Respectfully,

Tom Matrullo

==

Co-Founder, Citizens for Sarasota County

Member, Bee Ridge Neighborhoods Committee

The TDC's current Board includes:

amadden@scgov.net, Angus.Rogers@sarasotaadvisory.net, Bharat.Patel@sarasotaadvisory.net, Bob.Daniels@sarasotaadvisory.net, "Charles D. Hines" <CHines@scgov.net>, Christopher.Hanks@sarasotaadvisory.net, Daniel.Bebak@sarasotaadvisory.net, JGregory.Ryan@sarasotaadvisory.net, John.Zaccari@sarasotaadvisory.net, Norman.Schimmel@sarasotaadvisory.net, Vern.Johnson@sarasotaadvisory.net, Shellie.Eddie@sarasotaadvisory.net, Terrance.Torvund@sarasotaadvisory.net, Terry.Gans@sarasotaadvisory.net

June 1st: Save our Celery Fields

Sarasota residents ask concerned citizens to come downtown on June 1 for a brief gathering prior to a hearing on a controversial plan to build and operate a large unenclosed industrial Waste Processing facility on public lands adjacent to the Celery Fields.

WHAT: On Thursday, June 1, the proposal to put an unenclosed, 15-acre industrial waste plant on public lands near the Celery Fields comes before the Planning Commission. Area residents, clean businesses, environmentalists and everyone concerned that County planning has lost sight of the public interest will gather for a brief update before the 5 pm hearing at the County Administration Building. Many will attend the hearing to monitor the proceeding.

WHEN & WHERE:  Thursday, June 1, 2017 @ 1660 Ringling Blvd., Sarasota, 34236.

• 4 pm: Gathering in front of the Administration Building on the Ringling Blvd sidewalk.
• 5 pm: Planning Commission hearing in the Commission Chambers.

PARKING: Behind the County Administration Building at 1660 Ringling Boulevard.

WHO: A broad-based nonpartisan group of Sarasota taxpayers including Neighborhood Associations, business owners, environmental organizations and citizens who recognize the value of the Celery Fields as a regional stormwater system, tourist destination, bird sanctuary, and recreation area. Is the County practicing rational planning that fairly balances private enterprise with the public interest as our Comprehensive Plan requires? Folks will be on hand to offer updates and answer questions beginning at 4 pm.

WHY:  Industrial development for the public lands adjacent to Our Celery Fields is neither compatible with the natural setting nor with common sense in light of 25 years of growth trends in the area -- the Fruitville Initiative, many new neighborhoods, light clean businesses and the growing commercial Packinghouse District.

Approval of this industrial waste site would FAIL the County's mission statement:

"Protect a Community's Health, Safety and Welfare."

CONA Town Hall: Brief Report

Update: The CONA Town Hall of 4.10.17  was videotaped and may now be seen here.

Surplus Lands, Community Treasures -- the Town Hall meeting at CONA Sarasota last evening was well attended - the Garden Club meeting room was full. There were four presentations and a good deal of thoughtful comment and questions from the hall both during and after the presentations.

CONA Town Hall 4.10.17 - photo: David G. Johnson

Adrien Lucas offered excerpts from court reporting at the Neighborhood Workshop suggesting conflicting statements made by the applicant for the Construction Waste Processing Facility who is seeking to locate it adjacent to the Celery Fields, and provided the Sarasota County Zoning mission statement: "To protect a community's health, safety and welfare."

Rob Wright of Audubon spoke about the history of the Celery Fields and provided abundant stats indicating that in its first year of operation the Sarasota Audubon's Nature Center at the Fields drew between 30,000-50,000 visitors -- eco-tourists from afar as well as regular Sarasotans. The combination of birding, exercise, hiking, Tai Chi and other classes provides a huge boon for East County, and for the County's image. He also believes there's room for the public to work with the County on land use regulations.


Tom Matrullo looked into Sarasota County's planning, zoning and surplus land use codes. On the one hand they're elaborate and cumbersome; on the other hand, archaic land use designations and highly "discretionary" surplus lands powers destabilize homeowners' confidence, leading to a "conflict of reliance." Can you rely on the word of your Realtors, developers and builders that your community will be undisturbed by industry, or does a highly arbitrary surplus lands policy mean anything is possible, including degrading land uses near your homes?

Carlos Correa of The Enclave on East Palmer Blvd. spoke about his concerns as a homeowner that his community, his neighborhood school (Tatum Ridge Elementary), the roads and the image of the growing residential area could be seriously degraded were the County to rezone the public lands at the Celery Fields for industrial use -- with a direct and deleterious effect upon their property values. The intensity of truck traffic on two-land E. Palmer Blvd. would alone disrupt the daily lives of working people, parents and students, he said.

The meeting was videotaped and will be available soon.

Letter from Sarasota Audubon to Commissioner Al Maio

Sarasota Board of County Commissioners

1660 Ringling Blvd-Second Floor

Sarasota, FL 34236

February 22, 2017

Dear Commissioner Maio,

I know you are all well aware of the parcels up for rezoning, sale and development at the Corner of Apex Road and Palmer Boulevard. I also know that several groups have and are organizing protests against the sale of these sites for commercial development. This letter is on behalf of Sarasota Audubon Society which speaks for itself and no others.

A BENEFICIAL COLLABORATION

The Collaboration between Sarasota County and Sarasota Audubon was specifically entered into in order to enhance and develop the Celery Fields as a haven for wildlife and for passive recreation. Working together, we have achieved that goal. The Celery Fields is one of the most well-known birding hotspots in Florida, hosting visitors from all over the world (see attached visitor logs). The financial impact of a prime birding site cannot be overstated; birders spend lots of money in pursuit of their hobby. In order for the Celery Fields to maintain its prime eco-tourism reputation, Audubon and the County are continually improving habitat, and therefore the Celery Fields experience for all. The investment by Sarasota Audubon of $1.4 million at the Celery Fields is testament to the area's rich birdlife.

THE IMPACT OF HEAVY AND NEARBY COMMERCIAL DEVELOPMENT

I want to make a few points about birds: The Fields provide forage for 3 Federally listed species of birds, for 8 Florida listed species and provides safe nesting for 48 bird species (see attached Celery Fields checklist). This is a phenomenal number in such an urban area. However, some of these birds (and ecotourism) will be at risk for the following reasons:

• Noise and ground vibration of traffic, especially heavy trucks, impact breeding rates of birds
• An inadequate buffer zone between the Fields and commercial development will push birds further into the Fields setting up competition for food, thereby reducing survival rates
• The eco-tourism aspects of the Fields will be degraded due to increased commercial interests

In view of our concerns for the future use of the sites at the corners of Apex and Palmer, we request the BCC deny the proposed rezone action and create an advisory group of affected citizen stakeholders to Work with County staff in determining a land use suitable to the affected parties and the citizens of Sarasota County. The recommendations of this group will be presented to the BCC for further action if necessary.

We are grateful for the BCC's Support of Sarasota Audubon over all these years and hope we can continue to work together for the benefit of wildlife and the eco-tourism sector.

Sincerely,

Jeanne Dubi, President

Celery Fields coalitions are building

The neighborhoods on East Palmer Blvd. are building a coalition to fight Sarasota County's "plan" to industrialize over 30 acres of prime public lands at Apex and Palmer ,adjacent to the Celery Fields.

This could be the broadest, deepest fight the County has found itself in in quite some time.

Stay Tuned