Groundhog Day at the Quads: Nov. 2, 10 a.m.

Eagle at Celery Fields
-- courtesy of Chuck Behrmann

Last Stand

MEDIA ADVISORY

November 2, 2019

Adrien Lucas 941-539-9044 / Tom Matrullo 941-321-7663

The Sarasota Board of County Commissioners has initiated a "CAP" / Critical Area Plan report for the public lands known as “the Quads” adjacent to the Celery Fields. That plan will be heard at their November 6th meeting. What the Board decides holds the future for these public lands. We must stop them for good this time and ensure that our Quad properties are saved from development.

WHAT: A peaceful rally to protest against the Sarasota Board of Commissioners ignoring robust community opinion regarding rezones and sales of public lands surrounding Our Celery Fields owned by the people of Sarasota County.

WHEN / WHERE:  Saturday, November 2, 2019 at 10:00 a.m. / Corner of Palmer Blvd. and Apex Rd.

PARKING: Off of Palmer Road, park your car on the berm of Palmer Road where it is legal to park: we encourage people to carpool and to leave the Celery Fields parking lot open for visitors.

WHO: A broad-based, non-partisan group of Sarasota County taxpayers, Neighborhood Association members, Sarasota Bird Watchers and Park-Goers will be gathering in protest to what continues to be one of a growing number of “biggest blunders” by Sarasota County Government officials.

WHY:

• 2017: we defeated the county from selling quad properties to Saudi-owned Restaurant Depot and we kept TST Ventures from building a debris demolition facility next to Our Celery Fields. 
• 2018: Sarasota County Commissioners hired a consultant to study the “highest and best use” of the Quads, spending $61K to rubber stamp what the board has always wanted -- the consultant returning the verdict of best use as “industry.” The county commissioners ignored thoughtful and well-prepared community input by numerous community groups, so,
• Here we are again: “County Groundhog Day” fighting for the commissioners to back off and recognize that the County is failing to adhere to its own standard that "Zoning's fundamental purpose is to Protect a Community's Health, Safety and Welfare."

WE ARE NON-PARTISAN NIMBYS

WE GATHER OUR COMMUNITY TO SHARE

INFORMATION AND SOLIDARITY AGAINST THE SALE OF

LANDS NEAR OUR CELERY FIELD!

                                     FACEBOOK EVENT: CLICK

https://www.facebook.com/events/463708997558141/

Spoonie - Chuck Behrmann

Oct. 15, 2019 Email to Sarasota Planning

Dear Mr. Osterhoudt, Ms. Grogg, and Mr. Kirk,

I wish to point you to a concept touched on in a story in today's Herald Tribune, entitled Celery Fields lovers keep an eye on the land next door.

The point has to do with the evolution of something new - unplanned, unanticipated. When this happens, and when it's a good thing, is it not in the public interest for this new beneficence to be recognized, its trending potential protected, and its future prospects planned for?

Is the best way to do this to act as if nothing has happened, and it's still 1975? 

It's not every day that a code-based bureaucracy has to grapple with a radically new natural phenomenon. But you know, that's where you might find something to be enthusiastic about -- a challenge to entrenched ways of seeing and doing, an unexpected grace of Nature that calls for an equally unexpected grace of human imagination and spirit.

It is profoundly disappointing that our elected officials have so far been unmoved by self-evident natural beauty and community commitment to the Celery Fields.

It's not clear from our reading of the CAP [Critical Area Plan] that you've taken a close enough look at the community that will be impacted by whatever goes on the Quads. How many of the questions below does your CAP actually explore?

Please request more time if necessary to do a full visioning plan for the entire Celery Fields Area. There is no rush - no one is at the door, seeking to build there. This would be a very good moment to explore the beauty and graces of the New.

Questions appended below.

Respectfully,

Tom Matrullo

There’s a great deal of knowledge about the area that this CAP should see as its duty to address -- real-life factors for thousands of people who now live there:

1. What do actual trends in the industrial park show in terms of vacancies, land prices, rental prices?
2. Why is no one seeking to purchase the MEC parcels in the 240 acres of the Fruitville Initiative for industry? 
3. Where are the vectors that would demonstrate the obvious fact that Board actions have changed the area in an overwhelming way to residential and recreational?
4. Traffic analysis should include the peak times, patterns and needs of the immediate community.
5. How many school children ride how many buses to school that stop on Palmer Blvd.? Why do they stop right in front of the Celery Fields Parking Lot and block all traffic in both directions? How can this be improved?
6. How many people use the Celery Fields, at what times of day, what days of the week, for what purposes?
7. How many groups use the Celery Fields for sports training, environmental studies, teaching, birdwatching, picnicking, stargazing, photography, dogwalking, kayaking, exercise, wedding photos and so many more purposes?
8. With evermore recreational users and visitors - human and avian - from elsewhere, what plans are underway to to meet  anticipated needs for parking and complementary activities such as a place to sit and enjoy a meal?

Without fully studying the area, how can you possibly plan in a way that offers reliable estimates of probable impacts?

Above except from Comment of Oct. 5.

Comment #3 on Plan for Quads at the Celery Fields

5. The Quad Parcels - Utilities

Utilities Potable water and wastewater systems will be served by Sarasota County Utilities. Reclaimed water is not currently available to these sites. Potable water is available through either an existing 16-inch DI potable water main along Palmer Boulevard or a 12-inch PVC potable water main along Apex Road. The water distribution system will need to be extended in a manner that minimizes dead ends by providing a looped system that reduces the need for the flushing of water lines. Wastewater service is available through an 8-inch gravity line located along Apex Road. The Fancy Farms Lift Station that serves the Quads parcels, near the corner of Apex Road and Tower Lane, has limited capacity available. Currently the lift station can accept up to 18 EDU’s, (3,600 gallons per day (GPD) of average daily flow) from the Quads parcels. This lift station currently accepts wastewater flows from the Fruitville Library, SWFWMD office, the Fruitville Park of Commerce, and the Texaco station at the corner of Fruitville Road and East Road (the Fruitville East developments).

During the planning for the Fruitville Initiative (SPA 3) development, Public Utilities identified the need for a new forcemain along Coburn/Apex Road to accept new flow from SPA 3. Public Utilities intends to enter into an oversize agreement with a developer when the first increment of SPA 3 south of Fruitville Road is ready construct. This is expected to occur within the next 3-5 years. At that time, and with the new oversized forcemain in service, flow from the Fruitville East developments will be redirected into the new forcemain in order to gain back additional capacity in the Fancy Farms Lift Station that could be made available to serve additional development on the Quads parcels.

"Public Utilities intends to enter into an oversize agreement with a developer when the first increment of SPA 3 south of Fruitville Road is ready construct."The above sentence is too vague. Intent or not of Public Utilities, unless the county has a contract in writing with financial costs associated and share cost analysis with the undetermined "Developer" this leaves the public, who will be responsible for this co-paying of using county tax dollars way, way too vague. And has county history has shown, time and time again, the burden of financial costs falls squarely on Sarasota county and not the developers. We, the people are tired of picking up Developer's costs and corporation welfare. The county MUST provide accurate forecasting, not vague intent.


5. The Quad Parcels - Environmental
The Quads parcels have historically been under agricultural cultivation. The area was used for vegetable production between 1924 and 1995 that would have involved the use of agri- chemicals. In addition, soils with arsenic levels above the residential soil cleanup target level were stockpiled on the sites. Because of this history, it is recommended that some site assessment work be done to determine what, if any, action should be taken prior to development. Similar site assessment activities were recently completed on the new fire station site.

"... it is recommended that some site assessment work be done to determine what, if any, action should be taken prior to development. Similar site assessment activities were recently completed on the new fire station site."

"some" site assessment is too vague on land that Mr. Hines is suggestion affordable housing. Human beings should not be housed, poor or wealthy, on land that clearly has issues of such varied soil contamination.

N.W. Quad: There are no native habitats or grand trees, and a cluster of four cabbage palms is located at the south east corner of the site. Evidence of listed wildlife species has not been previously documented, however, prior to development, a professional wildlife survey will be required. A landscape buffer of live oaks planted 25-feet on center exists along the north property line on the adjacent property. A 0.4 opacity landscape buffer will be provided with development of the fire station site adjacent to this parcel.

" Evidence of listed wildlife species has not been previously documented, however, prior to development, a professional wildlife survey will be required."

In 2017 Matt Osterhoudt performed the county study on the parcels that the county tried to sell to TST Ventures & Restaurant Depot. Mr. Osterhoudt reported during that he had not witnessed any wildlife species. People in the community have demonstrated and can do so again, that if the survey were performed by a professional naturalist, bird, insect and wildlife can be easily documented with our very own human eyeballs and good pair of binoculars.This type of study takes patience and not just a couple hours.

As I am sure you are aware, Florida's Sunshine Laws are among the strongest in the nation, giving every citizen access to the information necessary for participating in the democratic process. These laws protect a citizen's right to know how government operates, making information such as public events, government meeting minutes, and court proceedings available. The Clerk of the Circuit Court and Comptroller's office fully supports transparency and accountability.

I insist that Sarasota County perform its "wildlife study" with Sarasota Audubon and a few other community witnesses. Must species counts are done in group, not solo, not one human, groups. The hours of this study should be conducted in a wide range of hours, i.e. a full day of observation on the N.W. Quad, early a.m. hours when birds are busy. You know that phrase, "the early bird gets the worm," well it is true. Early a.m. to mid p.m. and for consideration late p.m. hours, because while Mr. Osterhoudt is sleeping, wildlife carries on during evening hours too.

To save time, the above should be applied to the SW & SE Quad parcels as well.

Potential Development Conditions

The following conditions related to Palmer Boulevard and the development of the Quads parcels are intended to preserve and enhance the open character of the Palmer Boulevard corridor within the CAP and the connected open space and views of the Celery Fields identified earlier in this study. Some of the elements of the conditions are illustrated in Figure 21.

• Establish limitations on the construction of buildings or other structures on the N.E. Quad and the northeast portion of the S.E. Quad in order to preserve the Palmer Boulevard/Celery Fields open space/view shed.

The county report is way too vague, if the county insists on selling these public lands, determination of the structures that may be developed must be presented to the public.

• Establish Palmer Boulevard building setbacks and landscape buffers measured from the 170-foot roadway section. Building setbacks should be a minimum of 35-feet.
         35 feet building setbacks imply that density will be built up.
• Establish building height limitations based on proximity to Palmer Boulevard.

35 feet building setbacks imply that development's only choice on these tiny parcels is density and the thrust will be to build up.

Why has staff not given examples now, in this report? This is too vague, there is enough data out there for county staff to provide accurate height limitations now. Staff needs to provide established building height limitatioads, ons TODAY.

Considering the Benderson Stickney Point/Tamiami Trail development, density, set backs and height has been changed a number of times due to county mistakes and Benderson pressure to build whatever a Benderson-type manages to shove through.

• Provide regulations and/or guidelines on landscape materials and elements, including lighting, to be used along the Palmer Boulevard roadway frontage and within the Palmer Boulevard/Celery Fields view shed.
The word “Guidelines” are too wiggly. The Celery Fields need to be protected from lighting due to the known dangers of lighting used at night. A recent article in the NY TImes,The 9/11 Tribute Lights Are Endangering 160,000 Birds a Year, cites that light during the night causes birds to collide into buildings. Death from evening lights put up by humans confuses birds and is responsible for as many as 600 million bird deaths a year across the U.S. This information comes from Audubon.

There should be NO more additional lighting added for p.m. lighting near the Celery Fields or quad properties. Period.

• Establish minimum open space and architectural design criteria for buildings constructed on Quads parcels to ensure a high level of design and quality development.

Again, staff is too vague, "Establish minimum” implies the county will be very hands off and grant a potential developer the directive of establishing criteria for the Quads. This is unacceptable. Anything that may be developed on these lands must involve the community. Essentially, if this open ended "establish minimum" sentence stands, a Developer gets to use Sarasota County staff and commission as a concierge service for almost whatever they try to develop to build on Quad parcels.

Mobility

Traffic Generation For the purpose of understanding the traffic impacts resulting from the development of various uses of the Quads parcels, trip generation tables, located in Appendix B, were constructed using the Institute of Transportation Engineers (ITE) Trip Generation. Separate tables are provided for each parcel based on the differing acreage. The number of units (square feet, residential units) for each use represents a maximum or reasonable build-out of each parcel. Plans were developed (Appendix C) using the S.W. Quad as a model to establish a basis for the number of units for various uses.

We insist, county staff, along with whatever consultant is hired, must include community witnesses.

The study must be performed during the hours of 7AM - 7PM, during dates that will ensure accurate traffic count numbers during high season, school season, and should be performed Monday - Friday along with a Saturday during high season. Measurements should include number of cars, motorcycles, bicycles, neighborhood walkers, traffic in and out of Audubon, etc.

From past mobility traffic generation reports, we, the public, have no way of really believing the staff reports. As what I have witnessed, along with knowing many people who live off of Palmer have said to me, in addition to businesses at the intersection of Palmer and Cattleman, the county traffic reports are negligent in their numbers and low ball the reality that further introduction of more vehicles to this area for industrial development does the community no favors.

Respectfully submitted for the county commission packet for the November 6th meeting.

Adrien Lucas

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

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

Comment #1 on the Critical Area Plan for the Quads

Comment #1 on the Critical Area Plan for the Quads at the Celery Fields

To: Steve Kirk (skirk@scgov.net), Matt Osterhoudt (mosterho@scgov.net) Jane Grogg (jgrogg@scgov.net)

October 4, 2019

Having had the opportunity to review a draft of the Planning Department's Critical Area Plan (CAP) that concerns our public lands at the Celery Fields, we wish to offer some comments in hopes of clarifying community concerns.

Before going into detail, we wish to affirm that public lands in Sarasota County should only be considered according to community-oriented principles. A plan for public lands should:

• Put people first.
• Advance Sarasota’s long-held values of good stewardship and intelligent planning.
• Situate the specific discussion within the larger context of changes and area trends.
• Respect Sarasota’s distinguished tradition of protecting and preserving public lands.

The Draft CAP offers a detailed, balanced look into the area the Board tasked you to study. An example comes on page 15 (of draft received on Aug. 28th). The Level of Service (LOS) on Palmer Blvd. between Porter and Apex is found to be unacceptable, and the possibility of widening Palmer Blvd. from Porter to Apex to four lanes is considered. The report goes on:

“the negative impact on the character of the Palmer Boulevard corridor from such a change must be considered.”

This observation is highly significant; it’s a sign of the report's judicious approach to the task it was given. But -- and this is the crux of the matter -- the larger reality of that acknowledged "negative impact" is never fully given its due.

The ultimate welfare and fate of a substantial evolving area of beauty, recreation, community health and economic opportunity should be the primary and central concern of this plan, and so far, this most certainly is not the case.

Inadequate Scoping

In great measure this has to do with the design of the task, rather than with its execution. While the report seems to fulfill its objective, the design of that objective - its scoping -  ignores all the most important issues that relate to the future of the Celery Fields area. At one time, the community had a hand in shaping the actual scope of a CAP - as with the Fruitville Initiative. Why not here?

What’s missing is an in-depth inquiry into the large meaningful trends transforming the entire surrounding area. In recent years, the Board has approved thousands of residences within walking distance. Children live and go to schools on buses that come along Palmer. The Celery Fields itself has become a valued amenity for residents and many visitors. The industrial park, on the other hand, often shows many vacancy signs.

Without taking into account the predominant features of the area as a whole, this plan misses what really matters: the public good. Imagine for a moment that someone applied to the Federal Government to frack a plot of land, and simply says, "this land is not close to any homes, let us frack." Now suppose the land sits atop Lincoln’s head on Mt. Rushmore -- should that fact be ignored?

What you were tasked to do is not ask, for example, how people living within walking distance of  the Celery Fields will be affected by bringing industrial development forward to Palmer Blvd.

Compare the existing configuration with what is proposed: Ackerman Park serves to screen the industrial areas to its west from drivers on Apex Road. Putting industry on the Quads does precisely the opposite: It takes away the buffer (our public lands) and replaces them with construction on Palmer Boulevard. The result will be a continuous built barrier between the Celery Fields and the residential and commercial areas accessible via the Palmer Underpass. Industry would add more large truck traffic to Palmer, Porter, and Apex, which are now about to be impacted by trucks from James Gabbert’s Waste Transfer Facility.

Survey the entire community

There’s a great deal of knowledge about the area that this CAP should see as its duty to address -- real-life factors for thousands of people who now live there:

1. What do actual trends in the industrial park show in terms of vacancies, land prices, rental prices?
2. Why is no one seeking to purchase the MEC parcels in the 240 acres of the Fruitville Initiative for industry? 
3. Where are the vectors that would demonstrate the obvious fact that Board actions have changed the area in an overwhelming way to residential and recreational?
4. Traffic analysis should include the peak times, patterns and needs of the immediate community.
5. How many school children ride how many buses to school that stop on Palmer Blvd.? Why do they stop right in front of the Celery Fields Parking Lot and block all traffic in both directions? How can this be improved?
6. How many people use the Celery Fields, at what times of day, what days of the week, for what purposes?
7. How many groups use the Celery Fields for sports training, environmental studies, teaching, birdwatching, picnicking, stargazing, photography, dogwalking, kayaking, exercise, wedding photos and so many more purposes?
8. With evermore recreational users and visitors - human and avian - from elsewhere, what plans are underway to to meet  anticipated needs for parking and complementary activities such as a place to sit and enjoy a meal?

Without fully studying the area, how can you possibly plan in a way that offers reliable estimates of probable impacts?

What is clear is that the Planning Dept. was asked to look at implementing the 1975 land use designation for the Quads. Which means the task and scoping of this 2019 Critical Area Plan directs you to look away from, rather than inquire into, the greater and more fundamental questions of communal good in this changing landscape. Your findings flow ineluctably from the design of your task.

Policy and stewardship

In addition to the compromised frame, there is need for serious consideration of basic matters of stewardship, tradition, and policy. Ask anyone who has lived in Sarasota for a long time: it is not a “given” that public lands should be sold. In fact, it’s been a long-held principle in this county that public lands are public forever -- not to be sold for private development, except in rare explicable circumstances.

Our communities have shared our hopes and vision for this area with you over several years. We reiterate our expectation that you adopt community-based principles:

• Put people first.
• Advance Sarasota’s long-held values of good stewardship and intelligent planning.
• Situate the specific discussion within the larger context of changes and area trends.
• Respect Sarasota’s distinguished tradition of protecting and preserving public lands.

In addition, include in your plan strong provisions in the event the Board votes to sell or develop:

• Detail specific constraints with regard to footprint, traffic, noise, architecture, lighting, noise, landscaping, business model, compatibility for any rezoning, special exception, etc.

• Require a rigorous examination of any applicant’s business practice. Restaurant Depot Tampa location is served by huge trucks, and attracts a large public trade in cheap alcohol and food -- which escaped notice when the firm applied to build on parcel #3.

Restaurant Depot sought to build a warehouse on parcel #3
This is its Tampa site

Opportunity lost

Finally, why do this at all? No applicant has asked for this. The first thing this plan should state is the Board’s explanation as to why it prefers private profiteering to the public good.

Forward-looking planning for recreation and habitat preservation will not only serve the ever-expanding population of Sarasota County; it will sustain and improve air and water quality, and enhance current property values. In addition to all else, the county will see a significantly larger monetary return by supporting public land use by and for our citizens, over a far longer period of time.

In brief: we ask that you do justice to nature, to our communities, and to the future of Sarasota: incorporate the vision, values, vitality and promise of the larger Celery Fields area in this report to the Board.

Respectfully,

Tom Matrullo

A Tale of Two Comp Plan Amendments: "Have a Vision"

<<Note: See update from Rod Krebs in the "Postscript" below.>>

Hearty congratulations to the Miakka Community, which on Sept. 11 won the first round in its effort to have the County process a Comprehensive Plan Amendment (CPA) that aims to reduce density and intensity in East Sarasota County. The effort, led by Becky Ayech, is the first such amendment ever sought by citizens of Sarasota -- usually they are brought by developers.

The Miakka citizen effort speaks to the interests of all who love East Sarasota and seek to preserve its "rural heritage" lifestyle.

Some 26 speakers supported the Miakka group. Rod Krebs, a landowner and lead developer seeking to intensify the area, spoke against the initiative.

One highlight of the meeting was Former Sarasota Commissioner Paul Mercier's brief, direct and crystal clear message to the Board: Understand where the community itself wants to go -- and -- "have a vision."

Communities concerned about our elected officials selling public lands near the Celery Fields for industrial, commercial, or affordable housing uses have been saying the same thing for a few years now. Mercier just said it better.

Here's his brief comment:

The Board's decision for Miakka wasn't a sure thing. Two commissioners, Al Maio and Charles Hines, both of whom are term-limited and won't face re-election, voted against it. Mike Moran, Nancy Detert, and Christian Ziegler hedged their support with various reservations, hesitations, and ambivalences, noting that reducing density near Verna and Fruitville roads could be interpreted to be a "land grab" - infringing on the rights of owners such as Krebs.

The next step normally would be for the Planning Department to do a study of the proposed amendment, and bring it to the county in about nine months.  However, on Thursday, Sept. 19, the Planning Commission will hear about another CPA -- from Krebs, who is seeking to increase the density near Verna and Fruitville -- the very area Miakka wishes to de-intensify.

If the Planning Commission recommends approval of Krebs' initiative (in June they overwhelmingly recommended denial of Miakka's petition), it will come before the Board in a few months. If the Board approves Krebs's amendment, it could nullify Miakka's CPA before it gets off the ground.

Such are the complications of amendments coming from both ends of the development field -- existing homeowners seeking to protect their traditional lifestyle, and developers seeking to create new communities that will intensify roads and make new demands on resources.

Where does whose property rights begin and end? This is the large question underlying this conflict between these Comprehensive Plan Amendments: the intensification sought by Krebs (2018-c) and the opposite goal of the Miakka Community (2019-c). 

These opposing proposals reveal a fundamental conflict underpinning Sarasota County's bi-polar assumptions about land use and ownership, human rights, environmental awareness, business interests, and citizen participation in local government. In brief, our vision of how to grow in a manner that does justice to all parties.

Board of Sarasota County Commissioners

Such questions deserve a full, wide-open public discussion, rather than being reduced to fears about whether the County could be sued if they do not let a developer change what he bought to maximize his return. Developers do not usually live on land they develop -- they work it, earn their profits, and move on.

What the Board really needs to address is precisely what Paul Mercier said: Where is the community going, and what is the Board's Vision. 

In recent years, communities concerned about land uses and impacts upon the shared treasure we call the Celery Fields have offered the County our sense of where we want to go with our public lands. Time and again we've met with a silence louder than words -- an absence of vision, of direction, perhaps even of care. It speaks of a Board that obeys orders from someone other than the people they are supposed to represent. 

For the people of Miakka to present the objective of preserving Rural Heritage - the vision of their community - for the Board to consider in all its ramifications is a wonderful first step. 

We'll watch what the Planning Commission does on Sept. 19, as we prepare for the Board's consideration of industry at the Celery Fields in early November.

See more of the 9.11 Miakka Community hearing here

Verna and Fruitville Roads in East Sarasota County

Postscript:

Two days after the 9.11 hearing, developer Rod Krebs sent an email to selected citizens indicating that he has communicated to the County his intention to postpone his Comp Plan Amendment. Stating that he is open to "creative solution to satisfy such disparate needs . . . as traffic, utilities, and water quality in the area," Krebs wrote that he is willing to work to resolve these issues, adding:

Be advised that we have requested a 9 month continuance of our CPA 2018-C petition & don't expect a presentation at the 9/19/19 Planning Commission.

Planning not to plan

Wall at James Gabbert's WTF at Porter and Palmer

Above is a photo taken yesterday (9.8.19) of the wall which James Gabbert is building to "hide" his waste transfer facility (WTF) at Porter and Palmer. It will hide his waste piles from passing motorists - millions of them on the highway annually - about as well as it will keep traffic flowing while his trucks enter and leave at Palmer Blvd. opposite Bell Rd.

Sarasota County does not plan; it prefers to offer concierge services to its friends.

On Wednesday, citizens of Miakka in East County will attempt to get the Board to allow their proposed Comprehensive Plan Amendment to proceed. I.e., they are not asking the Board to approve changes, but merely to allow the Planning Dept. to consider a rural heritage vision of East County.

The "Planning Commission" -- an appointed board stuffed with realtors, insurance people and development interests -- already said "NO" to the Miakka Community of East Sarasota. They expressed dismay that citizens would dare propose a Comp Plan amendment to protect their way of life from leapfrog intensification - which developers are now proposing.

Keep an eye on the Board action on Wednesday afternoon, when Becky Ayech and the Miakka community ask our elected officials to allow the planning department to consider an actual plan.

Because in November, the Board will once again take up our public lands at the Quads. And they will discuss a plan - not a plan made by citizens, but directed by the Board.

The time to plan for the Quads was August 2017, when the people told the Board to not even consider industry on public land on Palmer Blvd. Early evidence is that they are still considering industry at the Quads, for the parcels west of Apex Rd.

They can say, "well, Parcel #2 (SW corner) is already bordered by Mr. Gabbert's WTF" - yes, now it is - because they didn't ever have a plan, a vision for the area, which fundamentally changed thanks to the Celery Fields, to Audubon, to the Fruitville Initiative, and to new residents who do not care to live next to industry.

Let's see what happens on 9.11, 1:30 pm, when Rural Heritage values come before the Board.

Rural Miakka

Recap before pending Celery Fields decisions

The Celery Fields offers residents the freedom of walking, exercising, birding, kayaking, fishing - as well as a touch of fresh air, cool breezes at the summit, fantastic sunsets and tranquility.

Celery Fields drone photo courtesy of Emanuel Guzman

While things might be quiet there now, they're not dull. At the moment, our public lands adjacent to the Celery Fields are in a suspended state. We await a critical area plan report that is anticipated to be released in time for a Nov. 6 Board discussion. What the Board decides then is likely to lead to rezonings, area plan amendments, and one or more key public hearings.

Below is a recap of recent activity regarding future possible decisions on the public Quad parcels near the nature and birding sanctuary.

After the Gabbert Waste Facility hearing of August 23, 2017, the Board never swayed from its plan to sell our public land to industrial or other uses. More than 60 people spoke to them at that hearing about all the reasons the public Quad parcels should serve uses that benefit the people. The Board did nothing.

In 2018, after 10 months of input from residents who initiated a formal process to bring ideas from the community for our public lands, the Board did nothing.

Meanwhile James Gabbert began work on his Waste Transfer Station (or, the WTF) on six acres of land he bought adjacent to Quad Parcel #2. Work is ongoing - this is a heavy industrial use situated on thin, failing roads; it will be visible to drivers along the Interstate. Commissioners Al Maio and Charles Hines voted to approve this plan of Gabbert's back in 2014. For more background, see this detailed timeline.

After one commissioner said no further uses - industrial or otherwise - ought to be considered on the Quad parcels unless something is done about the roads, the Board in January ordered the Planning Department to undertake a Critical Area Plan, or CAP of the Quad parcels and the surrounding area.

That process has continued since then. Lead planner Steve Kirk held a neighborhood workshop on May 14. The Church of Hope venue overflowed with citizens offering input. No one spoke in favor of selling our public lands for commercial or industrial uses.

In advance of the workshop, several new proposals or planning concepts were submitted to the Planning Department, which reposted them on this page.

After the May 14 workshop, a few new ideas arose as well:

• Sarasota Audubon proposed an Urban Forest on Parcel #1, the SE Quad next to the Celery Fields wetlands. Such a forest would offer diversified habitat for birds, new nesting areas, as well as walkable parkland for residents.

• The Conservation Foundation of the Gulf Coast called for identifying a larger Rural Heritage Conservation Area that would offer a variety of uses and serve as a Central Park for eastern Sarasota, which is about to explode with new development. The area would include the Quad Parcels, the Celery Fields, and more properties totaling 1,300 acres.

Conservation Foundation Vision of Rural Heritage Area

• In June, Commissioner Hines threw out an idea to put affordable housing on Parcel #2, and said he'd like to see some action toward that end before the Board took its summer break beginning July 22. 

• Read more about both of these ideas here.

• In June, environmental advocate Jono Miller wrote to the Board advising against affordable housing on the Quad parcels. Miller proposed another possible use for the Quad parcels, a history and natural history center. 

• A similar suggestion for a combined museum and nature center forms part of the Celery Fields Community Estate group's proposal, which also includes a wealth of creative ideas for all four parcels.

Looking West at Sunset

A couple of days ago, lead CAP planner Steve Kirk offered a few updates by phone. Key points are summarized below (italicized sections are not from Kirk but from the editors):

• The May 14 workshop was the sole public workshop to be held in this process. The gist of the public input was clear - "pretty black and white," as he put it.

• Kirk aims to present results of the CAP study to the Board -- the tentative date is Nov. 6, 2019.

• Planning will transmit the critical area plan results - including community input - to the Board a week before the public discussion on Nov. 6 (or whenever it's held). No information about the findings of the area planning process will be available to the public before it is transmitted to the Board, Kirk noted. The Board authorized the report, and its contents will not be shared with the public ahead of when it's sent to the Board.

• When the Commissioners discuss the CAP, that discussion is not a public hearing. Yet, at that point, the Commissioners can do as they wish - they asked for the study, but are not bound by it, so they can ignore it and proceed to authorize a rezoning for whatever purposes they wish.

• Whatever the Commissioners decide, they will probably order a rezoning of the Quad parcels, and a CAP amendment to enable changes to the plan. They could even order a Comprehensive Plan Amendment, Kirk added. Each of these processes calls for a public hearing. For example, if the Board votes to rezone one or more parcels for industrial use, even if no industrial developer is known to be asking for it, that rezoning process can go forward.

EDITOR's NOTE: This could lead to a peculiar step in planning: At an industrial rezoning hearing, for example, the public will be given the opportunity to speak, but there might be no information as to what sort of industrial use could eventually go on these lands near the Celery Fields. Should the Board decide to authorize industrial rezoning, respect for the area and for the community demands that any such directive be very specific, and include strong proactive and protective constraints: No heavy industry, no trucks, no environmental pollution, no eyesores, etc. Anything less would open the doors to yet another Gabbert waste facility, giant slovenly warehouse, or worse.

Commissioners Hines and Detert

The Board has not yet given any indication to Planning about affordable housing. They could address the issue upon their return. A"Think Tank" workshop for the Board is scheduled for Aug. 21.

While the Commissioners could direct planning to take steps to put affordable housing on the Quad parcels, doing so before the CAP process is complete would be out of sequence.

If the Board has any respect for sound planning or for the community, it will allow the planning department to complete a rigorous critical planning process, then use the results as the basis for considering the best options for our public lands at the Celery Fields.

Courtesy of Chuck Behrmann

Conservation Foundation update: Contributions total 7% of deadline goal

Verbatim email from Conservation Foundation of the Gulf Coast:

Dear Friend of Conservation, As you know, we have been on a fast track to save Graceland, with a goal to raise $650,000 in community donations by June 30th in order to fulfill the terms of our contract and protect this land forever.Although we raised $46,240 from generous supporters in the community, this represents only 7% of our goal. Therefore, sadly, Conservation Foundation is unable to meet the initial deposit deadline, which terminates our contract to purchase Graceland and conserve it for generations to come. We are extremely grateful to all who helped spread the word about this campaign. Our deepest appreciation to those who donated to protect this rural area for wildlife and for those who live, work and play in Sarasota and Manatee counties. If you made a donation, please know that you have the option to allow your gift to go towards other Conservation Foundation projects that save land and unique places in perpetuity. Or, you may request a full refund. Please click on the button below, and let us know your intention. Conservation Foundation cares deeply about the community's open space needs. And, we support the community's ongoing efforts to protect the Celery Fields and its surrounding lands like the Quad parcels.  Thank you again for your support and advocacy of our mission to save our region’s beautiful and wild places. Yours in conservation,   Christine P. Johnson President

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