Photo of the day. Lucky dog cyclist - the lead dog

This pampered pooch has a great seat providing a great view. Love the googles.

Photo permission granted

#32: Enjoy the little things. 

Seen along Old Cutler Road - Sunday, May 29, 2022.

Get out and ride. Sometimes you you into some great sights and interaction through slowing down and travelling by bicycle.

Government taking of private property for public projects. The taking of resident’s homestead property through eminent domain: two lawsuits involving the Village of Palmetto Bay that you should be concerned about. But will the takings end there?

Were you kept in the loop? So far two residents are at risk of having all or part of their residential property taken for the Old Cutler Road Improvements. We obviously want the project to be done right, if done at all, but what will the impact be for the homeowners facing the tacking as well as their neighbors and other surrounding properties? So far, petitions for the taking of all or parts of these two properties have been been filed in Court. But it may not end there as the mayor and at least one member of the Palmetto Bay Council have discussed taking private property for ‘pocket parks’ here in Palmetto Bay.

First, the two cases that have been filed to date:

Miami-Dade v F Muller.01.ED Petition.2022-008022-CA-01

Petition for Eminent Domain filed May 2, 2022. Property located at 15190 Old Cutler Road. The petition alleges that the designated property is needed for improvements to the intersections of Old Cutler Road, with SW 152 Street and SW 184th Street in Palmetto Bay.

Miami-Dade v R Ryder.01.ED Petition.2022-005523-CA-01

Petition for Eminent Domain filed March 24, 2022. Property located at 7720 SW 183 Terrace. The petition alleges that the designated property is needed for improvements to the intersections of Old Cutler Road, with SW 152 Street and SW 184th Street in Palmetto Bay.

The Ryders have hired legal counsel to fight: the law of Weiss Serota Helfman Cole & Bierman, P.L. Their Answer and Affirmative Defenses was filed on May 2, 2022, contesting the taking, or at least the valuation of the taking in this case. 

Who is taking the property, Miami-Dade County or Palmetto Bay? The taking of private property was not disclosed at the Virtual Public Meeting held August 4, 2020. This has always been a joint project; a collaboration between the Village of Palmetto Bay and Miami-Dade County, but as a county road, the improvements on Old Cutler Road will be coordinated and funded by Miami-Dade County. A presentation was provided by Marlin Engineering, Inc. concerning the project during the meeting held on August 4, 2020 by Miami-Dade County and Palmetto Bay. You may view or download the presentation by CLICKING HERE.

This is another Joint project, much like the SW 136 St MEGA sidewalk project. The official Village communications have always acknowledged that Palmetto Bay is collaborating with Miami-Dade County on the Old Cutler Road Intersection Improvements project, which involves the construction of four traffic circles along Old Cutler Road and SW 136th Street, SW 67th Avenue, SW 152nd Street, and SW 184th Street. The village e-news reported on April 12, 2022, that the project is currently in the design phase and construction is anticipated to start in late Summer.

I have background institutional knowledge on this project as I was involved in the traffic plans when serving as mayor, but the taking of property through eminent domain was never discussed or even contemplated. Obviously the design has changed necessitating the taking of private residential property. When was the want for the taking decided? And why? are my initial questions. Was this ever going to be discussed with the public is another important question.

Also of concern: Is the entire property being taken or merely part. And if part, how much? And where with the taste for the taking of private property end if the taking of property is required. After all, Village Officials have discussed taking of resident’s property, so it looks like we are nearing the beginning of a very slippery slope.  Mayor Cunningham held a sunshine meeting she discussed the possibility of using eminent domain powers to take private property to build pockets parks with another member of the Village Council. Neighborhood protection anyone?

NOTE: I am compiling a folder where you can view the materials I am putting together on this matter.  You can view this folder by CLICKING HERE.  Note that all the materials remain available from their original sources. 

Shared Path safety in Palmetto Bay - make your own. We have our answer – there is no enforcement, no protection, for users of shared paths. This is why it is safer to ‘take the lane’ in Palmetto Bay.

One would think Sunday, 4:30 PM, would be a good time to take a relaxing bike ride and shake off another Dolphin loss. You would think so, but you would be wrong.

Nope – Sunday afternoon is off loading time for commercial trucks that find it easier to take the shared path than find the proper loading zone. It appears to be a daily occurrence here in Palmetto Bay. See: October 30, 2021, Another blatant violation. The dates may change, but the violations remain the same. Shared path – ha! It’s a delivery / parking zone.

I ask you, would you allow children to walk or ride bikes and scooters around trucks in a loading zone? Of course not. Then why would you allow multi-paths to be used as a parking/unloading zone, especially at a time and on a day when you expect children to be riding this shared path?

Are these youths safe? Think there is any risk of being struck by a vehicle turning into the station,? The youths are screened off from view. They are no longer walking on a marked path, they are forced into the parking lot where cars may not be looking out for them.

This is getting boring (it is presently unsafe). Perhaps the unique report would be “hey, no safety issues with any Palmetto Bay Shared Paths today. See: October 24, 2021, Special post - Video of the day. The Old Cutler Trail: a shared path. Would you walk or ride through a loading zone? No. But then why would you use a shared path as an unloading zone? Is there any enforcement?

Another day, another violation on a shared path in Palmetto Bay. This is a safety issue.

Is there any village enforcement? Do any of our current elected officials concern themselves with providing a handicapped accessible path? Obviously there is no concern for the ADA any longer in Palmetto Bay.

Another blatant violation. The dates may change, but the violations remain the same. Shared path – ha! It’s a delivery / parking zone.

When was I last apprised that the Old Cutler Trail was blocked by a motorized vehicle? Last week.  See: October 24, 2021, Special post - Video of the day. The Old Cutler Trail: a shared path. Would you walk or ride through a loading zone? No. But then why would you use a shared path as an unloading zone? Is there any enforcement?

Is there any village enforcement? Do any of our current elected officials concern themselves with providing a handicapped accessible path? Obviously there is no concern for the ADA anymore in Palmetto Bay.

The car parked squared in the center wasn’t enough. The icing on the cake is the wide open door. The driver was nowhere to be found. There was plenty of parking off the path. This appears to be a deliberate choice.

Shame on the current Palmetto Bay mayor and council.

You want shared paths? Then enforce rules that make paths safe. It is not up to cyclists to police the paths like a pack of 'boomer Karens'. The SW 136th Street Path is not even complete and already … it’s a parking space! Seen on SW 136th Street on Friday, October 1st, 2021. Hey, Sue, I guess the cyclists have more room in the lane when the cars 'take the path'! See: October 2, 2021, Special post - Photo(s) of the day. Reader submitted photos of the Palmetto Bay designed shared path. Or is it a car park? 

Special post - Video of the day. The Old Cutler Trail: a shared path. Would you walk or ride through a loading zone? No. But then why would you use a shared path as an unloading zone? Is there any enforcement?

Another day, another violation on a shared path in Palmetto Bay. This is a safety issue.

I ask you, would you allow children to walk or ride bikes and scooters around trucks in a loading zone? Of course not. Then why would you allow multi-paths to be used as a parking/unloading zone, especially at a time and on a day when you expect children to be riding this shared path?
This is yet another example as to why I fight for bike lanes, not shared paths. Multi-paths are too easily misused by vehicles for either parking or even driving. And please, I've heard that I should call the police, not post on social media. Not buying that. I'm out riding, not patrolling. We have police patrolling. In my opinion, this is a clear and obvious violation of the multi-path (no motorized vehicles) as well as an affront to the ADA. You want shared paths? Then enforce rules that make paths safe. It is not up to cyclists to police the paths like a pack of 'boomer Karens'. The SW 136th Street Path is not even complete and already … it’s a parking space! Seen on SW 136th Street on Friday, October 1st, 2021. Hey, Sue, I guess the cyclists have more room in the lane when the cars 'take the path'! See: October 2, 2021, Special post - Photo(s) of the day. Reader submitted photos of the Palmetto Bay designed shared path. Or is it a car park?

Tuesday, Oct. 12 - Miami-Dade TPO Bicycle Pedestrian Advisory Committee (BPAC) MEMBER DISCUSSION – PALMETTO BAY GOLF CARTS use of Old Cutler Trail / Shared Paths

Should golf carts be added to shared paths in Palmetto Bay? This issue continues behind the scenes and will come up for a public discussion far from Palmetto Bay's borders, at a live meeting held in downtown Miami. This time, the meeting discussion will be  amongst the Miami-Dade TPO Bicycle Pedestrian Advisory Committee (BPAC). 

You can download the complete workshop agenda package at the TPO website and/or by clicking here on BPAC.  

Why this discussion? 

Mayor Cunningham and Council passed a Village of Palmetto Bay resolution to study the feasibility of allowing motorized golf carts to use the county's Old Cutler Trail, a shared use path. (Note - this resolution is NOT posted on the village website for viewing). After review, the Miami-Dade County Transportation & Public Works Department (DTPW) issued this response:

"The path is not designed or warranted for the use of golf carts. After reviewing the request DTPW does not recommend the use of golf carts along the OCR (Old Cutler Road) shared use path."

The DTPW specifically cited Florida Department of Transportation standards saying:

"...the conflicts between the golf carts and the shared use path users (pedestrian and bikers) would create significant safety and operational problems..."

No new action has been taken publicly nor have any additional resolutions been passed at any meetings, yet Palmetto Bay has sought additional hearing on this matter, hence this meeting scheduled for Tuesday, October 12, 2021. 

All sides of this issue may want to be present at this meeting.  

What is the position of the current Palmetto Bay and Council? Palmetto Bay officials have not openly discussed this upcoming meeting or posted any advisement of it to the public. I am unaware as to any policy set by the council setting forth the official position of Palmetto Bay officials. This appears to be yet another example of allowing things to happen instead of proactively advocating for a desired result. Weak leadership allows for others to make decisions affecting our municipality - a desired result for those who refuse to take positions.  

Just what do Mayor Cunningham and Council mean when they asked for a "study" as to "the feasibility of allowing motorized golf carts to use the county's Old Cutler Trail"? This just sounds like a feeble attempt to walk a political tightrope to hide their actual position, reserving the right to claim victory regardless how this issue plays out. This is yet another textbook example of allowing things to fester instead of actually making a decision this mayor and council may fear is unpopular, allowing them to play both sides - for the winners: taking the credit while consoling the losers by blaming the county (sound familiar? Recent examples include the 87th Ave bridge, 136th Shared Path).

Meeting info:

Miami-Dade TPO Bicycle Pedestrian Advisory Committee (BPAC)

In-Person Meeting*

Tuesday, October 12, 2021

Starts at 5:30pm

 

Miami-Dade TPO Governing Board Chambers

150 West Flagler Street, Suite 1924

Miami, FL 33130 

 

*Pursuant to CDC guidelines, all persons entering the building are required to wear facial masks at all times. Social distancing measures will also be enforced. 

This is listed as a "BPAC MEMBER DISCUSSION relating to PALMETTO BAY GOLF CARTS" - (NOTE: this topic is on the agenda "for Discussion Only; This is Not an Action Item")

This (BLOG) space gets attention – and results!

Wow, that was fast. The sign is gone.

AFTER PHOTO - sign no longer present on site 8/13/2021

A little birdie suggested that I should accept advertisements on this blog. Nice complement, but no thanks. 

It is clear that my blog is well read and generates community input and results!

BACKGROUND - PRIOR RELATED POST: August 12, 2021, Wow. New direction for Palmetto Bay code? Is this the vision for the current mayor and council? Photos

Wow. New direction for Palmetto Bay code? Is this the vision for the current mayor and council? Photos

Wow, things sure have changed since I was mayor. Is this the new realtor sign size approved for use in Palmetto Bay? A friend of South Dade Updates (FOSDU) sent me photos of a massive (or is it a "MEGA") "For Sale" Realtor sign installed on a property on Old Cutler Road at 164 Terrace.

This sign must be permitted under that new code we keep hearing about. Signs this large were never permitted when I was mayor.

I will admit that the sign appears to be well constructed and installed, but this is not my vision for signage in our residential areas.

Follow up - DTPW rejects request of the Palmetto Bay mayor and council: rejects the use of golf carts along the OCR (Old Cutler Road) shared use path.

Keeping you in the loop. Nothing has been reported from the village, but here is follow up, the rest of the story, of the resolution by the Village of Palmetto Bay to study the feasibility of allowing motorized golf carts to use the county's Old Cutler Trail, a shared use path. In short, the Miami-Dade County Transportation & Public Works Department (DTPW) issued this response: 

"The path is not designed or warranted for the use of golf carts. After reviewing the request DTPW does not recommend the use of golf carts along the OCR (Old Cutler Road) shared use path."

The DTPW specifically cited Florida Department of Transportation standards saying:

"...the conflicts between the golf carts and the shared use path users (pedestrian and bikers) would create significant safety and operational problems..."

Per the EBC Vice President / Executive Board Member posted on Facebook: 

“This is a big win for cyclists and pedestrians in Miami-Dade County. Thank you MDTPW for your wise decision!”

There has been no word whether the Palmetto Bay Policing unit will enforce the no motorized vehicle rule on the Shared Use Path (which is not a bike lane).

The Old Cutler shared multi-path. It is not a lane for motor vehicles. 2/19/2021 - Sidewalk Driving - Old Cutler Road (N to 152nd St.)

Wow, do not try this at home! Dangerous driving that, in my opinion, places any of the people who properly use the shared multi-path along Old Cutler Road at great risk of bodily harm or worse:

The shared path is NOT a turbo lane and should not be used for driving. The shared path is used by walkers, joggers (including strollers and dogs on leashes), cyclists (along the properly maintained sections when there is room).  the Palmetto Bay Village Council also approved a resolution calling on the County to approve the use of small motorized vehicles - in this case golf carts - to also use the shared path.

You can skip to 0:50:00 (50 seconds) to get to the point of the video.

 

 I wonder if traffic allowed this driver back in or did the attempted reentry lead to more conflict.

A great illustration of the term "stay in your lane".

Recreational cycling. The entire family will enjoy a nice Palmetto Bay ride

Get out and bike! It is a very healthy activity that was popular before the pandemic, but has exploded during COVID.  Socially distant, outdoor, fresh air.  Here is a fun photo, a cyclist as seen on the Old Cutler Trail (a shared path) on Saturday, 2/27/2021. 

Everyone love a good ride. Humans and their furry family members.

Enjoy the ride - Cycling - an activity that is enjoyed by everyone.

Bicycling - NARCITY - Things To Do: 6 Scenic Bike Trails In Florida With The Most Breathtaking Views Of Nature. Old Cutler and Shark Valley make the list

National bike month continues. Where to ride, places to enjoy.

We made the list! See: NARCITY - Things To Do: 6 Scenic Bike Trails In Florida With The Most Breathtaking Views Of Nature, A bicyclist's playground, by Kareem Gantt, May 26, 2020.

The Sunshine State is a nature lover's paradise. What it lacks in mountain views, it makes up with its diverse scenic wonders that will take your breath away, especially if you're on two wheels. These bike trails in Florida will provide you with a break from the hustle-and-bustle of city living while providing stunning nature views as your backdrop.

From sandy beaches to refreshing springs, most of the state's hidden treasures can be seen while biking through these Florida trails. Whether you're an avid rider who wants to ride amongst the alligators on the Shark Valley Trail or do a leisure ride through orange groves, these routes present a multitude of options for all riders itching to get out and explore.

So go ahead, break out that bike, and make your way to one of these six scenic bike trails that will take you on a vista buffet of Florida's natural wonders.

__________________

Two of these recommend trails are located nearby, one actually runs through Palmetto Bay:

Old Cutler Trail
Price: Free 
Address: 7001 Old Cutler Rd., Cutler Bay, FL 

Shark Valley Trail 
Price: $15 per cyclists
Address: 36000 SW 8th St., Miami, FL

EDITOR'S NOTE: Maintenance is iffy along parts of the Old Cutler Trail - grass attempting to retake portions of the trail as well as the dreaded 'root snakes' - where the tree roots have pushed up the asphalt to the point it becomes uncomfortable for the cyclists and a tripping hazard for walkers and joggers.

The Shark Valley Trail is fun for groups (so long as you are paying for yourself and not an entire group) – in Shark Valley National Park. A great place to see alligators and other wildlife – the scenic outlook building is outstanding. Take a picnic and spend the day. 

I have blogged often on the subject of cycling both on road as well as on trails. I enjoy both, though remember – the Old Cutler Trail is not a dedicated bike lane – it is a multi-use path. Old Cutler Road is both a "Sharrow" as it has shared lane marking and signage and it has a multi-use path. Bicyclists have equal rights and responsibilities to use the Old Cutler Road lanes as any motorist.

Why I bike - local nature, environment and other eclectic sights seen via cycling South Miami-Dade County. Presidents Day 2020 excursion

From the "Why I bike" series. Presidents Day weekend 2020 was yet another great weekend to be active outside and view our South Miami-Dade County communities.

Above - seen along the Biscayne Trail - an abandoned bike carelessly thrown into the canal adjacent to SW 87th Avenue - south of SW 216th Street.

Above left & right: The infamous bike pose- #BAAW - where it crosses over the Deering Estate Flow-Way -along the Old Cutler Trail that runs from SW 87th Avenue Traffic Circle in Cutler Bay, through Palmetto Bay and Pinecrest - ending at the Cocoplum Traffic Circle in Coral Gables. 

Looking over the bridge, looking West (back toward Old Cutler Road) at some of the water flowing properly (as best as possible) back through the Deering wetlands into Biscayne Bay. The photos were taken attempting to book end parts of the Deering Estate Flow-Way - This is a (CERP) project that I am proud to have been involved in advocating for. This was a South Florida Water Management District (SFWMD) project (CLICK HERE for more). 

The Deering Estate project is part of a larger master plan to restore Biscayne Bay, known as the Biscayne Bay Coastal Wetlands Project. This plan is part of the Comprehensive Everglades Restoration Plan (CERP), which is helping to restore the quantity, quality, timing and distribution of fresh water in the South Florida ecosystem.

Take your family out there sometime when the water is running. The otters seem to like it, but good luck spotting them.

And of course, Deering Point (17350 Old Cutler Road  Miami, FL 33157) is located adjacent to the C-100 Canal at the southern point of the Deering Estate property. It’s almost like being in the Florida Keys as there is free public access to Biscayne Bay for canoeing, kayaking, wildlife viewing, watching a sunrise, and fishing. 

Below – families enjoying kayaking and a beautiful flat water day. (photo credits - all photos on this page were taken by me on the 2/17/2020 Presidents Day Ride)

The Ride route:

Prior related post in the "Why I Bike" series: June 30, 2019, Why I bike - local nature seen via cycling South Miami-Dade County. Bears, tortoises, fish and Iguanas - also known as Palmetto Bay resident Mike Estevez and team run across a wild bear (and thankfully, it got away - eluding capture)

Miami Today (online version) Palmetto Bay hospital zoning battle in court - Written by Gabriel Poblete on January 7, 2020

Interesting read posted online from Miami Today. Headline: Palmetto Bay hospital zoning battle in court, by Gabriel Poblete, posted on January 7, 2020.

A zoning battle between the Village of Palmetto Bay and a developer intent on building a 200-bed hospital has devolved to several lawsuits, with a hearing scheduled for the end of the month. 

Photo Credit - Miami Today,1-7-2020

Luxcom Builders acquired a property on the northeast corner of Southwest 152nd Street and 67th Avenue from Florida Power & Light for $33 million and then proposed a hospital on a 71-acre campus. But Luxcom’s plan to build a hospital remains up in the air.

Yacht Club by Luxcom LLC is challenging an amendment to the village’s future land use map that changed the land use designation of its property. The case is to be heard by the state’s Division of Administrative Hearings from Jan. 29 to 31 in the village.

The lawsuit claims that while under contract to purchase the property from FPL, Yacht Club sent a letter Nov. 15, 2018, to the village’s interim planning and zoning director at the time, Mark Alvarez, to get confirmation of the property’s usages. Mr. Alvarez responded, saying that the development (exclusive of the western 10-acre portion) could indeed be used for, among other things, a hospital or a non-profit medical facility.

CLICK HERE to read the entire article as posted online, Miami Today

Why I bike - local nature seen via cycling South Miami-Dade County. Bears, tortoises, fish and Iguanas

Sunday, June 30, 2019, was a big day for nature sightings while bike riding in South Miami-Dade County.

Cyclists stop for many reasons including traffic stops, mechanical breakdowns, as well as rest and bathroom breaks, but Palmetto Bay resident Palmetto Bay resident (and Triathlete) Mike Estevez who had the experience of the day for Sunday, June 30, 2019

This blog post is to document another of the many reasons why I ride. It is not just the health reasons, but so many interesting items of nature can be seen while biking any of the numerous trails and back roads of South Miami-Dade County.

But the big sighting of the day, and unfortunately I was not blessed with my own personal sighting (but I will be in the look out when bicycling in this area in the future):

A native bear! That's right, a BEAR (location not disclosed).

Thankfully the cyclists who were fortunate to see the bear in person did take photos, from a safe distance, without risk to themselves or the bear. Thank you to Mike Estevez and team mates for the photos (and for permission to publish here).

Please note that the Bear was spotted in a very secluded are of South Miami-Dade County, few people would have an opportunity to come across this bear - so fear not.

Posted below is the list of reported nature observations for Sunday, June 30, 2019:

Iguanas (lots of them, especially along 87th Avenue in Cutler Bay on the way to Black Point) - Biscayne Trail

Turtles (in the drainage canal along 87th Avenue in Cutler Bay) - Biscayne Trail.

Many fish were visible today in that same canal, same Biscayne Trail, some quite large. I am thinking some of the fish could be Snook.

A Gopher Tortoise - (I haven't seen this guy in a while, felt released to see it) in the Deering Area. Old Cutler Trail area

RELEVANT PRIOR POSTS:  I have documented much of the local nature on this blog, much of it observed due to biking, e.g., Saturday, June 20, 2015, Photos of the Day - Mainland Marsh Rabbit.

Local nature has been documented throughout this blog, including crocodiles at the Palmetto Bay Village Center.

I remain proud of my sponsorship of Palmetto Bay resolution 2015-105, opposing the Florida Fish and Wildlife Commission's action to permit Bear hunting in Florida .... (Sponsored by Mayor Eugene Flinn)

FOR MORE INFORMATION:  There are significant materials available online relating to the Miami-Dade County Trails (CLICK HERE).

POD - new business opens on Old Cutler Road - just for fun. I passed.

Who says the current administration in Palmetto Bay is not business friendly? 

A kind reader send in a photo that proves that allegation wrong! 

A new business is an operation on old Cutler Road. Just in time for your summer reading. Also advertised are the sale of "Marvel Comic Books" but the banner advertisement would be an impediment to my stopping by to look for classic comic books. An example of a business decision that affect customers.

Breaking News - what was rumor has gone public - could Palmetto Bay become home to a State of Art Hospital at the Luxcom site?

The rumors that council have not discussed (or maybe they did not know) appear to have basis in fact. As reported in the Community Newspapers, Wednesday, April 17, 2019:

State-of-the-Art Hospital Planned for Palmetto Bay, by: Christopher Pearson, April 17, 2019

As reported:

If the Village of Palmetto Bay and award-winning South Florida developer Luxcom can agree upon the details, a new hospital will be built upon the last large undeveloped bayfront property in Miami-Dade County. The 71-acre parcel located at S.W. 67th Avenue and S.W. 152nd Street, just south of the community of Deering Bay, was purchased by Coral Gables-based commercial and residential developers Luxcom in December of 2018.

According to Luxcom CEO Oscar Barbara, the company plans to develop a world-class hospital offering 21st Century technology on a resort campus. The first phase will consist of medical campus with approximately 200 beds, surgical and rehabilitation areas within the main six-story building. There will also be an adjacent emergency center, Heli Pad, two medical arts buildings and plenty of convenient parking. 

“We have analyzed a variety of institutional uses on the property including a hospital and cemetery use and given that the Village of Palmetto Bay has decided to disregard its own expert’s recommendation that the property be zoned for 2.5 homes per acre, we are moving forward with a premier hospital development,” said Barbara. 

“Miami-Dade County is growing at a rate of 36,000 people annually and there is a pressing need for medical services. This new hospital will help address that need by serving the citizens of Palmetto Bay and the surrounding areas. The well-being of patients, visitors and staff will be our objective,” he added. 

According to Barbara, patients and their families will enjoy beautiful views of Biscayne Bay and flowering trees on a campus complete with wellness trails and tranquil natural areas for meditation, rehabilitation and exercise.

Luxcom offers more than 30 years of experience in developing properties throughout South Florida and has received more than 400 awards for its commercial and residential projects.

Click the Headline or CLICK HERE to view the complete story in the Community Newspapers!

Photo/source Credit - Community Newspapers

Luxcom / Formerly FPL - Cutler Plantation site - tool box of materials for ongoing development issue

Proceedings are ongoing in relating to the zoning, or rezoning, of the former FPL Power plant site - formerly known as Cutler Plantation (for marketing) and now owned by Luxcom, the owner is listed as "YACHT CLUB BY LUXCOM LLC" on the Property Appraiser website. 

RELATED PRIOR POSTS: (CLICK HERE) to view prior related posts on this FPL / Cutler Plantation / Luxcom / Yacht Club by Luxcom site.

THE REPORT: Calvin, Giordano & Associates (CGA) reviewed the development potential and determined a recommended “Trend of Development” relating to the former site of the Cutler FPL power plant formerly owned by FP&L.

The stated 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.

GETTING TO THE POINT - THE RECOMMENDATIONS: Note the recommendation of between 140 and 200 single family units – note further than the prior administration that served from 2014-2018, rejected these recommendations and has held firm to the single unit per acre density. 

The recommendations (stated verbatim below) can be found on pages 13-14 of this report

PROPERTY DESCRIPTION: This property is described in the report overview as located at 6525 SW 152nd in the Village of Palmetto Bay. The FP&L property, identified in Miami-Dade County records under Folio 33-5024-000-0020, encompasses a total of 81.91 gross acres in the northeastern quadrant of the Village. The property has full frontage on Ludlam Road/SW 67th Avenue along its western boundary and partial frontage on SW 152nd Street along its southern boundary.

(CLICK HERE) to view and/or download your copy of the Trend of Development Report from March 2018, prepared by Calvin, Giordano & Associates (CGA)

What is contained in the Site Review/Trend of Development Report of March 21, 2018:

SPECIAL ATTENTION TO: The report noted the following surrounding residential uses (density) (beginning page 9) – noting existing average density from a low of 2.5 units an acre to a high of 9 units an acre:

• To the north, King’s Bay Subdivision, an established 68-acre gated subdivision located within the boundaries of the City of Coral Gables. 150 dwelling units (du’s) at an average density of 2.5 du/acre.
• To the southwest, Royal Palm Estates, a subdivision of approximately 22 lots - 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.

REPORT CONTENTS:

1. Overview - description of the study site.
2. Statement of Purpose - 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.
3. Site History - The long history of this site beginning with the original settlement by William C. Cutler in the 1910’s and was used as a plantation estate for many years. There are many historically significant entries.
4. Existing Conditions
   4. a Existing Land Uses - The FP&L site is 81.91 acres overall, of which 6.89 acres are submerged lands according to the Miami-Dade Property Appraiser records.
   4.b Environmental Factors - including the fact that approximately two-thirds of the site are located within the FEMA Special Flood Hazard Areas (Flood Map 12086C0468L,
effective on 9/11/2009), classified as either Flood Zone AE 11, AE12 or AE13. Portions of the shoreline have mangroves.
Site contamination has also been found. Future property owners/developers will have to take these factors into consideration and meet applicable all pertinent environmental regulations and Base Flood Elevation (BFE) requirements.
   4.c Future Land Uses - (SPECIAL NOTE - THIS IS THE CRITICAL ACTIVITY CURRENTLY ONGOING before the Village Council) - The Village’s Future Land Use Map 2005-2025 (FLUM) indicates that the majority of the property is designated as an Institutional and Public Facility.
   4.d Existing Zoning -  noting that "Like the future land uses, the site’s zoning is split in a corresponding manner. The area classified as EDR is zoned E-1, One Acre Estate Single Family District. Per Sec. 30-50.6 of the Land Development Code (LDC)...."
   4.e Surrounding Uses - (NOTE SPECIALLY PULLED OUT and listed separately)
   4.f Future Land Uses and Zoning of Land in the Surrounding Area
5. Trend of Development - Both is section 5 and 6 (beginning page 11 should be given special attention, careful reading) 
6. Recommendations: Note the recommendation of between 140 and 200 single family units – note further than the prior administration that served from 2014-2018, rejected these recommendations and has held firm to the single unit per acre density. 

The recommendations (stated verbatim below) can be found on pages 13-14 of this report:

Based on the Trend of Development analysis, CGA recommends that a density and development character comparable to and compatible with the single-family residential development known as King’s Bay be maintained on the FP&L site. King’s Bay contains approximately 68 acres and 150 residences to the north of the FP&L site. The site was platted in the 1950’s. A majority of those residences were built between 1960 and 1990. This development is completely built-out at a density of approximately 2.5 dwelling units per acre. 

To ensure compatible future development on the FP&L site, the Village should amend the Future Land Use Map re-designating the property as Low Density Residential (LDR), ranging from 2.5 and 6.0 du’s per gross acre, combined with a rezoning to E-M Estate Modified Single- family district that requires lots be a minimum area of 15,000 square feet. 

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At the recommended Future Land Use and Zoning classifications, between 140 and 200 single-family dwelling units could be developed on this site.

EDITOR'S NOTE/RECOMMENDATION: The matter is now before the Palmetto Bay Village Council. I recommend holding to the 1 unit an acre. 1 unit an acre is defensible, if the evidence is properly presented and the proper findings made by this Mayor and Council. 

POD - Pelicans greeting park goers in Palmetto Bay - at Deering Point.

Good morning pelicans! Seen on Saturday morning, February 9, 2018, at Deering Point where the C100 canal empties into Biscayne Bay. 

Related Post: POD Pelican seen for first time at C100 - Thurs. Feb. 7, 2019

Update on Cutler Plantion, formerly known as the FPL site. Will it be a mixed use development mixing residential with a commerical marina, clubhouse, and commerical?

Will the northeastern section of Palmetto Bay become home to a commercial (public or private)  marina, clubhouse and yet to be defined commercial elements? Here is an update on the Cutler Plantation property:

Barbara, CEO and chairman of Luxcom, expects to build residential on the site with a marina and clubhouse, and is also considering a commercial component (bold emphasis added)

See The Real Deal, December 31, 2018, Developer Oscar Barbara buys massive undeveloped waterfront property in Palmetto Bay, Florida Power & Light sold the 71 acres; development plans include a residential complex, by Katherine Kallergis.

Zoning is still incomplete, even though the article report that the property is zone for one acre estate homes. On the intent to zone, one acre estate homes is not a mixed use zoning. Palmetto Bay presently has two areas zoned for mixed use (see Village Future Land Use map). One is the VMU, Village Mixed Use District, where the Palmetto Bay Village Center is located. The other is the downtown district, know as the DUV.

Also see prior related post from December 29, 2018, FPL's Cutler Plantation property reported to be sold and closed. Next step up to developer. No notice of whether any pre-sale meetings were held with the village.

When will we know?  Stay tuned. 

There have been no public meetings set either by the owner/developer or any of our Palmetto Bay elected officials to provide for public discussions of this property. No one spends over $30 million without having done their due diligence. Current member of the village council David Singer has it right, developers should be required to meet with the public and he has been a champion for such transparency. I am proud of my terms as mayor and the prior council where 3 of the 5, myself and council members Siegel Lara and Singer, held publicly noticed meetings on this property. This was an interactive meeting. See: The public trust is enhanced when meetings with zoning applicants are held in full view of the public - and with participation. 

I call upon the current mayor and council to set up a public meeting - with public participation - in order to present the facts and head off any rumors.