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

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

Statement to Board at discussion of Lambert industrial recommendation at Celery Fields

Quad parcel #3 is near the Celery Fields, not far from an elementary school, surrounded by thousands of new housing units you have recently approved. It’s owned by the public.

Last year, when two developers tried to buy and industrialize these public lands, you saw -- and heard -- heartfelt public opposition.

Now that the Board itself is playing the role of industrial developer, people will naturally ask why. They’ll want you to show that the proposed intensification will not endanger persons, property values, roads, or the community. None is in your paperwork for this discussion.

Does the lack of analysis mean that the public, who own this land, should not expect accountability, but instead just give you our trust?

Perhaps it’s difficult for you to offer a reason because this plan is not reasonable.

You have a letter from Fresh Start that summarizes numerous reasons why this plan and the study it’s based on are inadequate.

I have time for just one factor: You’ve approved six housing projects -- Worthington, Artistry, Sylvan Lea, Garden Village, Live Oak, and the Fruitville Initiative - a total of 3,470 new homes within a short walk or drive from parcel 3 and the Celery Fields.

At the same time, you’re seeking to allow an 80,000-square-foot industrial facility on parcel #3.

It’s as if you are seeing two completely incompatible versions of the same place at the same time. Just a few weeks ago, Mr. Waechter told you these fragile roads are already too full of dangerous large trucks to allow for a simple public park. Well how much more dangerous will they be after all the new homes are built, along with the 80,000-square-foot industrial facility?

What you in fact are planning is a slow motion car wreck -- a collision of industry and human lives that will imperil people, property, and community.

This can happen when you blind yourself to the larger picture.

At the same time, you’ve made no provision for the Celery Fields. It’s a pretty magnificent place, which many counties would consider themselves lucky to have. It needs some simple things -- parking, a shaded cafe, an exercise area.

Last month Fresh Start respectfully proposed that the Board dedicate the Celery Fields Quads to beneficial public uses in perpetuity

It’s a good plan. Stop this effort to put industry that no one wants in a place it no longer belongs. Stop it today, forever. Your communities, tourists, our children and 225 species of highly discriminating birds will thank you.

-- Tom Matrullo

After hearing from the consultant and considerable discussion, the Board of Sarasota County Commissioners agreed to direct staff to study reopening the Critical Area Plan for the Quad Parcels for possible modifications, and to come back after Jan. 1, 2019.