Poppycock and Balderdash where Sarasota Needs Vision

To: the BCC

From: Tom Matrullo
Re: Old Miakka CPA Hearing on CPA-2019-C on 9.23.20
Date: 9.9.20

Commissioners, when the people of Old Miakka came to you with their intent to offer a Comprehensive Plan Amendment (CPA), you gave them the go-ahead to hold workshops.

Old Miakka map courtesy of Sarasota News Leader

At the workshop I attended, there was strong community sentiment from the residents of Old Miakka and District 1. The consistent theme was that leapfrog intensification of this north-eastern sector of the County contradicts the fundamental logic and purpose of the Comp Plan.

Yet at the 8.20.20 Planning Commission (PC) hearing, the Commissioners failed to treat this initiative as what it is: A CPA brought by the County for consideration. The allegation that this CPA constitutes a taking of property rights rose out of William Merrill III’s mouth to become the nucleus of the PC’s reasoning. If you aren’t sure that this is balderdash, check with your professional planners who reviewed the CPA. Surely they would have raised this concern had it been anything other than a red herring.

Consider a re-set: This long-existing community wishes to maintain something that goes well beyond technicalities of density. They seek to preserve a part of Sarasota’s traditional historical diversity, much as people wish to protect wetlands, or wildlife corridors. This is a cultural plea to help preserve a viable and healthy way of life, intact for 170 years.

The Bert Harris bugaboo simply derails the actual facts.

Invite both parties to seek a way to guarantee the value of this way of life. Don’t put the County in the absurd position of treating its own Comp Plan Amendment as if it were a nefarious scheme to take private property.

You can rise above this: Bring some originality, some creative vision that helps both sides find a win/win resolution. Show us you have the political skill and custodial dedication to do what’s best for Sarasota County.

Thank you,

Tom Matrullo

Citzens for Sarasota County

See also: Irreplaceable impact of Old Miakka lifestyle by Carrie Seidman in the Herald Tribune.

The rezoning of the Quads: Update

The County has initiated a process. Its aim is to decide what to do about four parcels of public land at Apex Rd. and Palmer Blvd. which the County acquired in 1997, commonly called the Quads.

Two parcels (#1 and #2) have lain vacant for 22 years. Parcel #3 has had a temporary fire station, but will soon have a permanent one. Parcel #4 has a retention pond.

The Planning Department's process, called a Critical Area Plan, is intended to take a new look at these parcels in the context of surrounding lands, assets and uses. Part of the decision about how these parcels are rezoned will depend on which surroundings are considered most relevant.

The immediate surroundings include:

Quads and partial surrounding context

• The Celery Fields
• Small office and warehouse facilities north and south of the Quads
• Thousands of new homes and apartments built on East Palmer Blvd., on Debrecen, on Lorraine (formerly Iona), on Cattlemen Rd., and more -- all since the Quads were acquired.
• Tatum Ridge elementary school.
• The commercial area just west of I-75 that includes Detwilers, JRs Packinghouse Cafe, and many more businesses.
• The Fruitville Initiative - now underway at Coburn and Fruitville, which will eventually contain more than 1,000 new residences.
• Ackerman Park

In mid-May (date not yet set), the Planning Department will hold one public meeting to hear input from our communities. The Board got an earful on Aug. 23, 2017, when more than 300 people attended an all-day hearing on a proposal from waste developer James  Gabbert, who wanted to buy parcel #2 and build a 16-acre, open air waste processing facility. The proposal eventually was voted down 3-2, with Commissioners Maio and Moran voting for Gabbert's waste facility.

These are public lands, but the Board, especially Commissioners Maio and Moran, have indicated preference for selling these 30+ acres to private developers. Industrial developers such as Robert Waechter and James Gabbert have long supported the political careers of Maio and Moran. Waechter owns several dilapidated warehouses just south of parcel #2 and has been strongly in favor of putting more industry on the Quads.

Here an update on the May meeting from the lead planner for the county's Critical Area Plan process, Steve Kirk:

The public workshop will be an informal event and staff will be flexible in how it concludes.  Timing speakers would be unnecessary, however, domination of discussions will be discouraged.  Any input regarding CAP should be directed  to me at my address, phone number or email address below. 

The intent  of the workshop is to present to the public all the information the staff has at the time, and then hear ideas and feedback from those in attendance.  The staff presentation will include any ideas related to the CAP or the County properties previously provided by the public, including those previously put forth by Fresh Start.* We will also include anything else we receive  prior to the workshop.  It will be made clear in our presentation that we will continue to take public input, and will welcome conversations on the CAP issues after the workshop, and until the CAP study is completed. 

Let me know if you have questions. 

Planner III
Sarasota County Planning Services
1660 Ringling Blvd, Sarasota, FL 34236
Office: 941-861-5202
Email: skirk@scgov.net

Steve Kirk, AICP, ASLA

*Editor's note: Fresh Start was a community-based initiative to propose uses for the Quad parcels that were alternatives to industry. The community provided many ideas which were vetted then voted on by community representatives. Four "finalist" ideas were presented which included a public open space and buffer for the Celery Fields birding area; an ecolodge and restaurant; an athletic complex, and an area of shops and affordable housing. The Board chose to pursue none of these community ideas, or to respond to the community's vision. Instead, it paid $29,000 to a Miami consultant, Lambert Advisory, which advised industrial use on parcel #3, leading to this new Critical Area Plan.

When the date / time of the public meeting is set, we'll let you know.

Celery Fields looking west

Consultant recommendation for Industry at Celery Fields goes on Board Agenda

County emails show that county staff has been working assiduously with Lambert Advisory, the consultant that recommended an 80,000 s.f. industrial facility as "highest and best use" of Quad parcel #3.

County staff has apparently accepted Lambert's recommendation to rezone parcel #3 for industrial uses, and the Lambert recommendation has been placed on the Board's agenda as a discussion item for Oct. 10.

If the Board approves, the recommendation to rezone parcel #3 for industry will go through the public process - neighborhood workshop, planning  commission, and final Board hearing. Fresh Start will attempt to keep the public advised.

A copy of the Lambert Report is here.

Fresh Start has noted that the instigation to hire a consultant to rezone parcel #3 came from Commissioner Al Maio. Two of the strongest supporters of industry for the Quad parcels #2 and #3 are James Gabbert and Robert Waechter. The Lambert assessment and follow-up rezoning could cost taxpayers as much as $61,290.

James Gabbert

Gabbert's proposal for a large open demolition waste crushing plant on parcel #2 caused a large public outcry in 2017, and it was defeated, 3-2 at the final public hearing 8.23.17. Commissioners Maio and Moran voted for Gabbert's proposed waste plant. Gabbert is still seeking to build a waste transfer operation on 6 acres immediately to the west of parcel #2 at Porter Rd. and Palmer Blvd.

Waechter, who owns several warehouses immediately to the south of parcel #2, has opposed the citizens' effort to keep the Quad parcels, which are public lands, from being sold to private industrial developers. At the Fresh Start presentation on 9.12.18, Waechter argued that as the area is already overridden with large semi-trucks, it should have more industry, not less.

Fresh Start, a citizens' group seeking alternative public uses for the Quad parcels, has noted several concerns with the Lambert Advisory recommendation:

1. Commissioner Maio's initial reason for hiring the consultant for rezone was an alleged budget shortfall. He now says there are no shortfalls and that the County is in excellent fiscal condition.
2. Lambert's methodology was skewed toward selling public land: it looked only at sales price, not at compatibility, community concerns, or trends of eco-tourism and residential development in the immediate area, approved by the County.
3. If parcel #3 is rezoned for industry, it's likely that parcel #2 will follow.
4. With rapid County approvals for over 22,000 acres of new housing development in East Sarasota, the additional population will need open space, parks, athletic facilities. The 30 acres of public lands at the quads are perfect for such use.
5. Public lands should be used for beneficial public use, not be sold when they will only profit private industrial owners.

Fresh Start's presentation can be found here, and media coverage is here.

What next for Fresh Start

As you might be aware, on April 25, 2018 Fresh Start presented the results of its community-based proposals to the County, and that same day TST Ventures, (owner James Gabbert) resubmitted its plan for a waste transfer facility to the County.

Fresh Start was aware that TST Ventures had received approval for the Waste Transfer Facility (WTF) in 2015, but then had scrapped it in favor of a more ambitious waste processing plant, which did not receive county approval. 

It had been our hope that the prospect of uses on public lands more compatible with the area's diverse assets - the Celery Fields, neighborhoods, restaurants, kayaking, hiking, birding, schools, new residential housing and offices - might prompt TST Ventures to consider a different sort of development on its six-acre tract on Porter Rd. - perhaps a hotel or restaurant in keeping with the eco-tourism of the area.

In fact we ended our April 25 presentation to the Board with this:

The creative input of our community and advisers has convinced us there’s a larger opportunity here. With good-faith cooperation of County and Community, these public parcels will be a catalyst for a broader transformation of this crucial area that combines history, commerce, nature, recreation, and daily life.  

Over the next few weeks, Fresh Start will be meeting with county staff and the commissioners in hopes of getting a shared vision formalized by the Board. It won't change anything for the six acres on Porter, but perhaps we can find a place for the community's wishes on the 23 acres of Public Land there now.

Thank you for caring about what is done with our public lands.

Tom Matrullo

Fresh Start Executive Council

Links: 

TST Ventures has yet to respond to county staff requests for more details on formal site plans for waste transfer station near Celery Fields 8.9.18

Sarasota News Leader story on the TST's WTF

TST Ventures plan submitted 4.25

Eco-Friendly Waste Transfer Station - Seattle

More Media Coverage of Fresh Start

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. 

The Fresh Start Initiative - for a new vision of the Celery Fields area

To the Board of Sarasota County Commissioners:

Developers seeking to rezone land typically claim that their proposed changes will augment a property’s value, make it more useful, and have a positive impact on the surrounding area and the County.

The Fresh Start Initiative for the Celery Fields Area has a similar purpose.

Our undersigned HOA's and organizations are simply saying: We live, work, drive and play in the Celery Fields Area. Its unique assets have undergone rapid change, and more are on the way thanks to the Fruitville Initiative. Before the County considers yet another industrial proposal based on 35-year-old land use maps at Apex and Palmer, we ask you to pause, talk to the people, and study the potential.

The parcels at Apex/Palmer lie at a crossroads that links the area’s various assets -- the Celery Fields’ wetlands, birdwalks, and Observation Mound, the Quad parcels at Palmer Blvd. and Apex Rd., Big Cat Habitat, Ackerman Park, the Fruitville Initiative’s plan for a linear park along the north cell of the Celery Fields, even the unusual underpass linking the Quads with the Packinghouse district. So many potential synergies!

A holistic, collaborative, and proactive planning effort can link these stranded assets as well as put in place key community values, ideas, and goals that will increase the quality of life, protect the good that’s already there, and produce a genuine value opportunity. Planning the Celery Fields Area as a unified whole will enhance every part of the area in a manner consistent with Sarasota County's reputation for innovative planning.

Let’s work together on a plan that’s mindful of both the ecology and the economy of the Celery Fields Area. A plan that will

• Beautifully introduce East County;
• Enhance Sarasota’s brand, and
• Attract more distinctive development.

Especially here, in this special place, let’s not sacrifice the vision and thoughtful restraint that has characterized Sarasota’s land stewardship -- the real reason that our county is considered one of the finest places to live in the US.

Engage the people.

Envision the potential.

Enrich our legacy.

The Fresh Start Initiative

(The above letter has been given to each Commissioner that Fresh Start meets with.)

Planning: Democratized and playful

A speaker at Sarasota's Florida House offered a glimpse into the ways that high tech can combine with simple "low touch" methods to empower and broaden the reach of community-based planning initiatives.

Using a Smart Table, Ken Snyder of Denver-based Radian|Placematters presented an assortment of practical and proactive tools that his firm has used with communities around the world. Tools such as mobile polling apps help gather ideas from residents and stakeholders, or enable area residents to explore alternative scenarios.

Reaching into an entire community allows the planning process to tap local knowledge in ways that can add value and insight to key decisions.

Some of the methods involve play -- pop-up playgrounds, for example, that can be set up in an impromptu fashion after a design session with children who then use it -- designing, making, and enjoying the finished product all in one.

Such methods "get people engaged," said Snyder. They "activate the space," allowing for alternative scenarios to be explored inexpensively.

The process of envisioning not only offers alternative scenarios, but develops a portrait of the value priorities specific to a locale. With that insight a plan can take shape that "connects values and strategies," said Snyder.

Smart Table

Some techniques employ sophisticated programs, like a cloud-based facility that does simultaneous translation in real time. Others use simple tools -- blocks or other visual components -- enabling the planning process to overcome traditional barriers of language, age and background, Snyder said. This all contributes to a trend he's seeing which he calls "the democratization of planning."