Sunday, February 9, 2020

Property analysis - the tool box - trend of development report prepared by the firm of Calvin, Giordano & Associates

Information relevant to the Luxcom Bert J Harris Act claim (part of a series).

The Village of Palmetto Bay retained the firm of Calvin, Giordano & Associates (CGA) to review the development potential and determine a “Trend of Development” on approximately 69 acres of the overall 81.91-acre site which was the former site of the Cutler FPL power plant owned by FP&L.

This firm of (CGA) is part of a list of pre-approved qualified firms eligible to provided engineering and transportation planning services to Palmetto Bay (Palmetto Bay Resolution 2013-40, approved 5/6/2013, as well as resolution 2014-34, approved 4/7/2014). 

The goal of the Trend of Development analysis is to provide clarity regarding which uses predominate in order to create land use and development patterns on the site that are compatible with the surrounding area.

CLICK HERE to view the actual trend of development report (14 pages including site photos) 
This is a document which provides some historical background of this property - Interesting reading for those who, like me, enjoy reading historical background. See section 3 Site History, beginning page 3 (pages 3 & 4 of this 14 page document).

3. Site History
The site subject to the Trend of Development study was settled by William C. Cutler in the 1910’s and was used as a plantation estate for many years.

On September 15, 1947, the Dade County Board of County Commissioners (BOCC), via Resolution 2615, approved a request for a special permit to develop the site as a power plant facility.

On February 27, 1951, the Dade County BOCC, via Resolution 4177, approved a request for a special permit to allow the installation of an additional 75,000 kilowatt generating unit.

On June 24, 1952, the Dade County BOCC, via Resolution 5099, approved a request for a special permit to allow a recreation and meeting room for employees and their families and headquarters meeting room and lounge for plant visitors.

On March 24, 1953, the Dade County BOCC, via Resolution 5779, approved a request for a special permit to allow the installation of an additional 75,000 kilowatt generating unit.

On December 29, 1953, the Dade County BOCC, via Resolution 6582, approved an expansion of the uses at the location.

On December 18, 1963, the Dade County BOCC, via Resolution 2-ZAB-683-63, approved a permit to allow the expansion of the existing plant by the addition of two 425,000 kilowatt generating units and all accessory equipment and facilities.

On July 12, 1994, the Dade County BOCC, via Resolution 5-ZAB-248-94, approved a request for a special use permit to allow the installation of a monopole cell tower.

In November 2012, the property ceased its power generation activities and the power generating plant was demolished by FP&L on August 10, 2013. The site now only serves as a substation for the distribution of power produced at FP&L’s Turkey Point Facility.

On May 6, 2014, the Miami-Dade County BOCC issued Resolution No. R-439-14 determining that the Cutler Ridge Electric Power Generating Plant site was no longer in use, nor would it be used in the future, for an electrical generating facility of county-wide significance. Through this determination, and via the above referenced resolution, the County relinquished its prior regulatory authority over the site to the Village of Palmetto Bay.

Without the power generating plant, FP&L no longer needs to retain all 82 acres of the site.
FP&L’s plat application, filed on November 13, 2014, sought to separate approximately 13.4 acres from the site which they intend to retain for the purpose of operating the existing power distribution substation.

Page 9 & 10 - 4.e Surrounding Uses

Different sections of the site are bound by:
a) residential development of varying styles and densities to the north, southeast and southwest;
b) the northern edge of the Deering Estate North Addition Preserve to the south;
c) school facilities to the west; and
d) water channels connecting to the Cutler Channel and Biscayne Bay.

The surrounding residential uses include:
• To the north, King’s Bay Subdivision, an established 68-acre gated subdivision located within the boundaries of the City of Coral Gables. This subdivision contains 150 dwelling units (du’s) at an average density of 2.5 du/acre.This neighborhood was annexed into the City of Coral Gables in 2003. Single-loaded homes lining the southern edge of the subdivision back onto the FP&L site.
• To the southwest, Royal Palm Estates, a subdivision of approximately 22 lots within the Village of Palmetto Bay, that is surrounded on three sides by the properties that constitute the Miami Dade County-owned Deering Estate. Some of the estates are large, but the average density in this subdivision is approximately 2.5 du/acre.
• To the southeast, Paradise Point, a gated subdivision within the Village of Palmetto Bay, consisting of 12 single family homes, approximately 100 townhouses, and amenities including a marina. The average density in this neighborhood is 9 du/acre.

BLOG EDITOR'S NOTE: NO CONCLUSION - YET.  No conclusion is provided here as there is not one to make at the present time. This information is being provided due to the fact that Palmetto Bay is not putting out this important information. Everyone should read the entirety of information provided to understand this issue. To better understand this information is to be better prepared to defend the Village Council's actions in court. 

The Village's position will be much more difficult to defend if it is cast as a political decision in response to political pressure rather than a decision based upon a deliberate process that properly take all past, present and future concerns into account, relying upon these professional tools.

The defensible data is out there. It is up to the Village Council to provide responsible and competent leadership, allowing staff and village council to do its job without political interference. 

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