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.
*** *** ***
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.
No comments:
Post a Comment