03/23/17 Agenda

PLANNING AND ZONING COMMISSION (P&Z)

Patrick Michael Grall-District 1 Jonathan Day-District 4 Kenneth A. "Chip" Landers-District 3 Angela Waldrop-District 5 Todd Brognano-Member at Large, Vice Chairman Jordan Benson Stewart - Member at Large Shawn Frost - Non-voting liaison School Board

Alan S. Polackwich, Sr.-District 2, Chairman

The Planning and Zoning Commission will meet at 7:00 p.m. on THURSDAY, March 23, 2017, in the County Commission Chambers of the County Administration Building, 1801 27th Street, Vero Beach.

THE PLANNING AND ZONING COMMISSION SHALL ADJOURN NO LATER THAN 11 :00 P.M. UNLESS THE MEETING IS EXTENDED OR CONTINUED TO A TIME CERTAJN BY A COMMISSION VOTE.

AGENDA

ITEM#l CALL TO ORDER AND PLEDGE OF ALLEGIANCE

ITEM#2 ADDITIONS AND DELETIONS TO THE AGENDA

ITEM#3 APPROVAL OF MINUTES

A. February 23, 2017

ITEM#4 ITEM ON CONSENT

A. McBride Accessory Dwelling: Request for administrative permit use approval to convert a garage into a 572 sq. ft. accessory dwelling. Linda McBride, Owner. Indian River Project Management, Agent. Located at 1496 Treasure Cove Lane. Zoning: RS-3 (Residential Single-Family up to 3 units/acre). Land Use Designation: L-1 (Low Density Residential 1 up to 3 units/acre). (AA-17-05-66 / 95030117-78733) [Quasi-Judicial}

F:\Community Development\CurDev\P&Z\Agenda & Lists 2017\3-23-17 agenda.doc 1 ITEM#5 ITEM NOT ON CONSENT

A. FPL Heritage Switchyard: Request for administrative permit use approval for a private limited utility facility (electrical switchyard). Florida Power & Light Company, Owner. Culpepper & Terpening, Inc., Agent. Located at the southeast comer of 4th Street and 98th Avenue. Zoning: A-2 (Agricultural 2 up to 1 unit per 10 acres). Land Use Designation: AG-2 (Agricultural 2 unit per 10 acres). (SP MA-17-04-04 I 2016120041-78459) [Quasi-Judicial]

ITEM#6 PUBLIC HEARING

A. FPL Blue Cypress Solar Energy Center: Request for special exception use approval for a private heavy utility facility (solar energy center). Florida Power & Light Company, Owner. Culpepper & Terpening, Inc., Agent. Located on the west side of98th Avenue, between 4th Street and 9th Street SW (Oslo Road). Zoning: A- 2 (Agricultural 2 up to 1 unit per 10 acres). Land Use Designation: AG-2 (Agricultural 2 unit per 10 acres). (SP-SE-17-04-06 I 2017030093-78598) [Quasi Judicial]

ITEM#7,. COMMISSIONERS MATTERS

ITEM#& PLANNING MATTERS

A. Planning Information Package

ITEM#9 ATTORNEY'S MATTERS

ITEM#lO ADJOURNMENT

Except for those matters specifically exempted under the State Statute and Local Ordinance, The Commission shall provide an opportunity for public comment prior to the undertaking by the Commission of any action on the agenda, including those matters on Consent Agenda or matters added to the agenda at the meeting.

ANYONE WHO MAY WISH TO APPEAL ANY DECISION, WHICH MAY BE MADE AT THIS MEETING, WILL NEED TO ENSURE THAT A VERBATIM RECORD OF THE PROCEEDINGS IS MADE, WHICH INCLUDES THE TESTIMONY AND EVIDENCE ON WHICH THE APPEAL IS BASED.

ANYONE WHO NEEDS A SPECIAL ACCOMMODATION FOR TIIIS MEETING MUST CONTACT THE COUNTY'S AMERICANS WITH DISABILITIES ACT (ADA) COORDINATOR AT 772-226- 1223, AT LEAST 48 HOURS IN ADVANCE OF THE MEETING.

Meeting may be broadcast live on Comcast Cable Channel 27 - may be rebroadcast continuously Saturday 7:00 p.m. until Sunday morning 7:00 a.m. Meetin broadcast same as above on Comcast Broadband, Channel 27 in Sebastian.

F:\Community Development\CurDev\P&Z\Agenda & Lists 2017\3-23-17 agenda.doc 2 PLANNING AND ZONING COMMISSION

There was a meeting of the Indian River County (IRC) Planning and

Zoning Commission (PZC) on Thursday, February 231 2017 at 7:00 p.m. in the Commission Chambers of the County Administration Building, 1801 27th Streett Vero Beach, Florida. You may hear an audio of the meeting; review the meeting agenda, backup material and the minutes on the Indian River County website www.ircgov.com/Boards/PZC/2015. Present were members: Vice Chairman Todd Brognano, Member-at-Large; Patrick Grall, District 1 Appointee; Chip Landers, District 3 Appointee; Dr. Jonathan Day, District 4 Appointee; and Angela Waldrop, District 5 Appointee. Chairman Alan Polackwich Sr., District 2 Appointee; Jordan Stewart, Member-at-Large; and Shawn Frost, non-voting School Board Liaison, were absent. Also present was IRC staff: Bill DeBraal, Deputy County Attorney; Stan Boling, Community Development Director; John McCoy, Chief of Current Development; Ryan Sweeney, Senior Planner of Current Development; and Lisa Carlson, Recording Secretary. Call to Order and Pledge of Allegiance The meeting was called to order at 7:00 p.m. and all stood for the Pledge of Allegiance. Additions and Deletions to the Agenda There were none. Approval of Minutes ON MOTION BY Mr. Landers, SECONDED BY Dr. Day, the members voted unanimously (5-0) to approve the minutes of the January 26, 2017 meeting as presented. Mr. Bill DeBrall, Deputy County Attorney, welcomed new Commissioner Mr. Patrick Grall to the Board. Item Not on Consent Vice Chairman Brognano read the following into the record:

PZC/Unapproved 1 February 23, 2017 A. Pointe West East Village Phase 2: Request for preliminary PD plan/plat approval for 161 residential lots. Redus EL LLC, Owner. Masteller & Moler, Inc., Agent. Located on the east side of 74th Avenue, south of 16th street, and is bounded by the Pointe West golf course on three sides and by the East Village on one side (west side). Zoning: PDTND (Planned Development Traditional Neighborhood Design). Land Use Designation: AG-1 (Agricultural 1 unit per 5 acres). Phase 2 Density: 3.35 units per acre; Overall Point West Density: 1.99 units per acre (PD-17-02-01 I 99070081-78258) [Quasi-Judicial]

The secretary administered the testimonial oath to those present who wished to speak at tonight's meeting on this matter. Mr. DeBraal asked the Commissioners to reveal any ex-parte communication with the applicant or any conflict that would not allow them to make an unbiased decision. Mr. Landers disclosed that he is a resident of Pointe West East Village Phase 1 but that it would not prohibit him from making a fair decision regarding this request. Mr. John McCoy, Chief of Current Development, reviewed information regarding the request for preliminary planned development (PD) plan/plat approval and gave a PowerPoint presentation, copies of which are on file in the Board of County Commissioners (BCC) Office. He recommended that the Commissioners grant preliminary PD plan/plat approval for the Pointe West East Village Phase 2 with the conditions listed in the staff's report.

Applicant Mr. Steve Moler, representing Masteller & Moler, Inc., clarified details of the proposed project.

ON MOTION BY Dr. Day, SECONDED BY Ms. Waldrop, the members voted unanimously (5-0) to approve staff recommendations on this Quasi Judicial matter.

Public Hearing Vice Chairman Brognano read the following into the record: A. FPL Indian River Solar Energy Center: Request for special exception use approval for a private heavy utility facility (solar energy center). Florida Power & Light Company, Owner. Culpepper & Terpening, Inc., Agent. Located on the east side of 122nd Avenue SW, immediately

PZC/Unapproved 2 February 23, 2017 north of the Indian River County/St. Lucie County boundary. Zoning: A- 2 (Agricultural 2 up to 1 unit per 10 acres}. Land Use Designation: AG-2 {Agricultural 2 units per 10 acres). (SP-SE-17-03-01 I 2016110089- 78358} [Quasi-Judicial]

The secretary administered the testimonial oath to those present who wished to speak at tonight's meeting on this matter. Vice Chairman Brognano asked the Commissioners to reveal any ex-parte communication with the applicant or any conflict that would not allow them to make an unbiased decision. Mr. Grall disclosed that he did attend the recent FPL open house related to this project but that it would not prohibit him from making a fair decision regarding this request. Mr. Ryan Sweeney, Senior Planner of Current Development, reviewed information regarding the request for special exception use approval and gave a PowerPoint presentation, copies of which are on file in the Board of County Commissioners (BCC) Office. He recommended that the Board recommend that the Board of County Commissioners (BCC) grant special exception approval for the proposed solar energy center with the conditions stated in the staff report.

Applicants Mr. Bruce Barkett; Mr. Bart Gaejens, Ms. Krista Hendricks and Ms. Kelly Fagan, representing FPL, clarified details of the proposed project and gave a PowerPoint presentation, copies of which are on file in the Board of County Commissioners {BCC) Office.

ON MOTION BY Dr. Day, SECONDED BY Mr. Grall, the members voted unanimously (5-0) to accept staff recommendations on this Quasi-Judicial matter. Commissioner's Matters

There were none.

Planning Matters

Mr. Stan Boling, Community Development Director, said that he anticipated a need for both the March 9 and the March 23 meetings.

Attorney's Matters

There were none.

PZC/Unapproved 3 February 23, 2017 Adiournment

There being no further business, the meeting adjourned at 7:30 p.m.

PZC/Unapproved 4 February 23, 2017 :ITcffi 1-J A AD[\HNISTRATIVE PERiVUT USE CONSENT INDIAN RIVER COUNTY, FLORIDA MEMORANDUM

TO: Members of the Planning and Zoning Commission

DEPARTMENT HEAD CONCURRENCE:

P-; ommunity Development Director

FROM: John W. McCoy, CP; Chief, Current Devei"i~t

DATE: March 10, 2017

SUBJECT: Linda McBride's Request for Administrative Permit Use Approval for an Accessory Single-Family Dwelling Unit [AA-17-05-66 / 95030117-78733]

It is requested that the data herein presented be given formal consideration by the Planning and Zoning Commission at its regular meeting of March 23, 2017.

DESCRIPTION & CONDITIONS

Indian River Project Management, on behalf of Linda McBride, has submitted an application for administrative permit use approval for an accessory single-family dwelling unit. The subject site is located at 1496 Treasure Cove Lane and is zoned RS-3, Residential Single-F~ily (up to 3 units/acre). Currently, there is an existing principal single-family residence and a detached garage on the subject site. The project proposes to convert the existing garage into an accessory dwelling unit.

The Indian River County Land Development Regulations (IRC LDRs) contain specific land use criteria for granting administrative permit use approval for an accessory single-family dwelling unit located on the same parcel as a principal single-family residence. In the RS-3 zoning district, an accessory single family dwelling unit is allowed as an administrative permit use, subject to all applicable specific land use criteria, and Planning and Zoning Commission approval. Pursuant to the provisions of section 971.04, Planning and Zoning Commission approval is required for the requested accessory single-family dwelling unit.

For this project, staff has granted an administrative site plan approval (AA-17-05-66), subject to the Planning and Zoning Commission granting administrative permit use approval. The Planning and Zoning Commission is now to consider the request and is to approve, approve with conditions, or deny the request.

ANALYSIS

1. Zoning Classification: RS-3, Residential Single-Family (up to 3 units/acre)

2. Land Use Designation: L-1, Low-Density Residential-1 (up to 3 units/acre)

F:\Community Development\CurDev\P&Z\2017\McBrideAccessorySFDwelling(AA-17-05-66).docx 1 3. Minimum Lot Size: Required: 12,000 sq. ft. Existing: 29,185 sq. ft.

4. Building Area: Existing Principal Dwelling Unit: 3,414 sq. ft. Proposed Accessory Dwelling Unit: 572 sq. ft. (16.75% ofthe principal unit)

Note: Existing and proposed dwelling unit areas are based on heated/cooled living area. The proposed dwelling unit will convert existing enclosed garage space. No increase in the amount of existing enclosed building area is proposed.

5. Off-Street Parking: Required: 3 spaces Provided: 3 spaces

Note: The site has an existing large driveway that will provide sufficient parking for 3 or more vehicles.

6. Utilities: The site is currently served by City of Vero Beach water and sewer.

7. Specific Land Use Criteria for Accessory Dwelling Unit [971.41(10)]:

Below, the County's specific land use criteria for an accessory single-family dwelling unit are listed, along with information verifying that the subject application complies with each criterion.

a. Accessory dwelling units shall be located only on lots which satisfy the minimum lot size requirement ofthe applicable zoning district.

NOTE: As stated in item 3 of this staff report, the subject lot exceeds the minimum lot size requirement for the RS-3 zoning district.

b. The accessory dwelling unit shall be clearly incidental to the principal dwelling and shall only be developed in conjunction with or after development ofthe principal dwelling unit.

NOTE: The accessory dwelling unit is incidental to the principal dwelling unit and is being developed after construction of the existing principal dwelling unit.

c. Not more than one (1) accessory dwelling unit shall be established in conjunction with a principal dwelling unit.

NOTE: Only one accessory dwelling unit is proposed.

d. No accessory dwelling unit shall be established in conjunction with a multi-family dwelling unit.

NOTE: The accessory dwelling unit is being established in conjunction with an existing single family residence.

F:\Community Development\CurDev\P&Z\2017\McBrideAccessorySFDwelling(AA-17-05-66).docx 2 e. The heated/cooled gross floor area of the accessory dwelling unit shall not exceed thirty three (33) percent of the heated/cooled gross floor area ofthe principal structure or seven hundredfifty (750) gross square feet ofheated/cooled area. The accessory dwelling unit shall be no smaller than three hundred (300) gross square feet ofheated/cooled area.

NOTE: The proposed unit meets these criteria. The accessory dwelling unit's heated/cooled gross floor area will be 16.75% of the heated/cooled gross floor area of the principal residence, will be less than 750 gross square feet, and will be greater than 300 gross square feet.

f No accessory dwelling unit shall have a doorway entrance visible from the same street as the principal dwelling unit.

NOTE: The doorway entrance for the proposed accessory dwelling unit will face to the east, and will not be visible from Treasure Cove Lane.

g. Detached accessory dwelling units shall be located no farther than seventy-five (75) feet in distance from the principal dwelling unitfrom the closestpoint ofthe principal dwelling unit to the closest point ofthe accessory dwelling unit.

NOTE: The accessory dwelling unit will be located approximately 45 feet from the principal dwelling unit.

h. Excluding converted garage accessory dwelling units, the accessory dwelling unit shall be designed so that the exterior facade material is similar in appearance to the facade of the existing principal structure.

NOTE: The accessory dwelling unit has been designed so that the exterior facade material is similar in appearance to the facade ofthe existing principal structure.

i. One (1) off-street parking space shall be providedfor the accessory dwelling unit in addition to spaces requiredfor the principal dwelling unit.

NOTE: The additional off-street parking space for the accessory dwelling unit will be provided within the existing driveway.

j. The accessory dwelling unit shall be serviced by centralized water and wastewater, or meet the Department ofHealth's well and septic tank and drainfield requirements. Modification, expansion or installation ofwell and/or septic tank facilities to serve the accessory dwelling unit shall be designed in a manner that does not render any adjacent vacant properties "unbuildable "for development when well and/or septic tank facilities would be required to service development on those adjacent properties.

NOTE: The accessory dwelling unit will be serviced by City of Vero Beach Water and Sewer.

k No accessory dwelling unit shall be sold separately from the principal dwelling unit. The accessory dwelling unit and the principal dwelling unit shall be located on a single lot or parcel or on a combination oflots or parcels unified under a recorded unity oftitle document.

F:\Community Development\CurDev\p&Z\2017\McBrideAccessorySFDwelling(AA-17-05-66).docx 3 NOTE: The existing principal dwelling unit and proposed accessory dwelling unit are located on a single lot, and cannot be divided.

I. Prior to the granting of an administrative permit approval, the applicant shall obtain an initial concurrency certificate from the planning division. Traffic impact fees and applicable utilities impactfees must be paidprior to issuance ofa concurrency certificate.

NOTE: With a condition that the applicant must obtain an initial/final concurrency certificate prior to site plan release, the applicant will meet applicable concurrency and associated impact fee requirements.

All of the above specific land use criteria applicable to this site plan application have been satisfied.

RECOMMENDATION

Based on the analysis provided, staff recommends that the Planning and Zoning Commission grant administrative permit use approval for the requested accessory single-family dwelling unit, with the following condition:

1. The applicant shall obtain an initial/final concurrency certificate, prior to plan release.

ATTACHMENTS

1. Application 2. Location Map APPROVEDASTOFORM 3. Aerial AN~GALSUF~ 4. Site Plan av~~- 5. Floorplan w1LLIAM k. DEB L Df.DLITY COUNTY ATTORNEY

F:\Community Development\CurDev\P&Z\2017\McBrideAccessorySFDwelling(AA-17-05-66).docx 4 NAMB l~ ' •f-1 , . "T~\t:.t.l-~ t,Jf',t-,1 (.AJi,U.. - Ll' I,11•. ·t .. .ADDRESS ADDRESS •

CITY, STATE, ZiP " . _.: ·1_11.) ~'-·t <~e~ct- PJJ.C.)SE NUi¥{3mt

i . ' ' _, "'J.- ~ --}.i\..-~;;_.t__ ·-~---.- ~-"\· .. 'V \! f[J~ • ._, _ ...... - __. ·• ~=...... ,;;:: .f1I... "------.. 00N" f ACT PEF.S~ .(i CONTACT PERSON c:lt.1'J.& d~ . r "I ) 4/i~~ir t,,., . SIGNATURE OF OWNER. OR. AGENT AMOUNT Of NE'W IMPER1/IC S SURFACB(SQFT,):._-______srrn ADDRHSS: 1'1 ~ lD \ t'u.:.;~ u r-e, r A 0 ~ l-OoJI\.-L

T,iL~ !'.ttl?.CBL ID#(s):,_-"'3=-~_..,,- ::;.kt,...;';_-r__.;; ...,: \.;;:G,=-=D~O~-·c.::O= Oe:..-L..a.\,,,;;;; c.;...~C_- _;:::o ;_o.;;;_- .:=0 :::..C=· ··:...:o:=.. _"2..=-:..;!l.:::1.•:;..l .;:::O!,______

7..CJl>llN0:~ :.-.- ...;,;3;;;;.· ___ FLUB: FLOOD Z02''B:,__ 'f:_:... ____ _ TOTAL (GROSS) ACREAGE OF PARCEL· 0 : (~1 AREA OF DBVELOP-1\ilElfi;, _____ '.l'ltOPCmID CHANGES TO EXISTING DHVELOPMBN'l' (lfg, Heal,M}: l•1.. MU.MBBP..OFLOTS/UNITS: FllOM.______TO ______E. DENSITY: f'.kOM oo~acre TO

PROJBCT # q fi t.": .2:'. • ,i 7

' ~,;.,."1- "' pr.. ..-. ---~ Ov~~rtU Sillt Project File#: ______J.~ ....«&-- ~ 4,iiMM~ l.l.dt... - - ...... r--V ~ ,,, \~\CCn\ J i. ·; .,__,! OCJm:111mUy Dcc:t1i!op.ra.-ntt:D.iffl.1u.:s Approval:______Oat. ______1801 2•i til Streer-, Vera Br.:roh FL 3:~960 F:\!'~ ll'.2jty L~ 1cl1~ .,!\.-LJ'P~.,A1'IO'N,?1':G:B::11 ~ i.1mn'~mh l'IP.--.nl'tr. 'il'l c.rily.lle•e !lr.\i-''O ,\pill 2 :]lF, "•1! c f -::, ATTACH11£NT 1 I· . ~ ::: ~-~-ifJ15.rXflr.'l~)~~}l .·. ·: ·p1~0titct)~~ ·:·~·(A'G&\i E~:111 • ~- -• ..... ~ - .; - • • J .., Rufi.ding U.ntacrot Cl:.C I J.?~!.J57

1496 Treasure Cove Lane- Permit# 2017020178

Project Description Letter- Accessory Dwelling Unit

Dear County Officials,

I have recent ly completed .a scope of work which proposes converting a deta hed go rag,: into an ac::c(!s::-ory dwelling uait. Vve will not be making any :f -ruc.:tura! changes to th~ slab, and we will not be adding to t he footpdnt of the existing detached garage. We are removing the garage door and framing in an exterior wall with two (2) windows that: meet ~11 code requirements. The proposed lnterior layout includes ~ kitchen, bathroom, and bedroom. The purpose for this accessory dwelling unit is to serve as a living space for Mrs. McBride's son. Mrs. M cBride's son iti mentally c;hallenged and growing in age. Thi!.i accessory dwelliae unit wili provide him with lndependence1 while still being close to Mrs. McBride fo: any needt~d assistance.

Indian River Pmject Managr.:ment CBC# 1250257

ATTACNM!MT 1 \f_ i__ Lj ~-,,LK~, i_lJJ\~L ·-0 ~ -:·.~· ~~: : .

\ \... \ I

\ \ ..-.- - -.... -·------, ~ ... \ f ,'-'ll,m:t,:::~);,:~ = Subject Sitt- I -----,-----.1_ __,1,--- ____ 1_------I-- ...... ______1,__ Y-o~n~~d_:_R_s-_J __ _... \ \ ' \ I •· -- --'------'----_ L'~)•>'t'.~_,~-.~~_~_ ~.~;_- '.~ _·".J.....--l_ J;-a:, •.~:l_~~-:X,00t-:-:.:to - ---· -·· - ____j \ - - ···...... ·- ~ - 1 ------··--- ·--·· - I All adjacent propedies zonedRS-3 \ 'l~------·- ---·-····. ------, -.------~ '·\ °I ------·· - ---- ·--·---··-·- ~------

\ I I \ ~--- '.l\

•I ATTACHMENT 3 .·:•·. , ·:: ..·: ..- ,· ···. ··.· . ·:··· ·,: ., . .:.·. • ..,a·~ ,, . . ... ·.• : '';. .: . . '.,. _S 89 ~.'4/: _·W .•: ,_. ... eoz:1s; .· :-- . -·.' . ~_:_· -· ~ ~el. ·.. I

..... _.. .. _ -.··_.·~·:-_:.·::·_,_ Ill&' . . . : ·, . . .. . : . . . . ' .. .. _... •·:• ' ' ,• ,•• . ,,: ···. . 17.(.1·' ' ~--- . ' . . 1,_. 11¥.t\~ ' la!l'S~Da-N

. ,-· .. ·. ··..c·IO' ~-~:...... ,_...... _. ; \

·. 'i' i:.._. ~ •-.:.._:~- ~ ..~

. , _:/; / •'s-/. .~QT.'. ... to'. . . ~- · , .... ' Ill'/ . . ' ,/. /."·...... ·/. . . • • ,1•: 1 . . -: •" ' ·::•· . r. . •. . . ···: -:

. . ~ .· '· •, ·

,, ,I' AtTACRM!RT 4 ~------~ I'" 22· "/ I I I ~-.--- ' ✓ 1// I / / I ' ., 9'-7" 11'-10" " / ' / I " / 5'-6" " / I / I " / ' / I ' / I BEDROOM ' / ' / I ' I 6' 13'-6" " / 0 " / I LACEY " / I 7240TUB w ' / w c,~ C,Z I c, Zcn / C, :s: cn I <) uJ ~o ' / -uz< 8' I~ ti; 0 ' ll- - u:i, trZ _z ' / ~8 (I) It'. z ' ' u,z -It'. ,~ ~~ [5~ y ~I I r5 :::c ~~ ~~ I LJu I I fl!CflON EXISTINGj GARAGE BOxi 26' I I I I I I J- ~ WAT ), EL~ I / SUPP 3'-1~" I / LIN El I / ' I / ' I , ' I -{ / ' I I ' 2 / I EJ I / ' ' Clo:: ' I / " ~§ I 11'-7~" I, 4' 1,i•· / I ' ~10 I / ' ~8 I I / '\. (") 4'-6" I / ' '\. I 11'-5" 10' / D '\. I / I I / ' '\. I 3'x3'CONC. I / '\. I LANDING / '\. I / EXISTING 26080 OHGD I t ' l 3026 CASEMENT //L 3' ~ 16' I, 3' C', I FRAMING UNDER EXISTING I/ " ,, ,, ", 1 1 41/-55 1 GARAGE DOOR OPENING ~------~ 4'-6" 13'-1" 4'-6"

0 HTT4 W/W' AB. D&E WI (18) 10d's

EXISTING FLOOR PLAN PROPOSED FLOOR PLAN SCALE. 1/4" = 1'-0" -·· A1TACHlf Efff ADI\IINISTRATI\'E PER.i'\HT l 1SE

QUASl1 -.llllHCl,\I. I I I

INDIAN RIVER COUNTY, FLORIDA MEMORANDUM

TO: The Members of the Planning and Zoning Commission

DEPARTMENT HEAD CONCURRENCE:

.I P; Community Development Director

THROUGH: John W. Mc oy, AICP; Chief, Current Developments~tl\

FROM: Ryan Sweeney; Senior Planner, Current Development:,t

DATE: March 14, 2017

SUBJECT: Florida Power & Light Company's Request for Administrative Permit Use Approval for a Private Limited Utility Facility (Electrical Switchyard) [SP-MA-17- 04-04 / 2016120041-78459]

It is requested that the data herein presented be given formal consideration by the Planning and Zoning Commission at its regular meeting of March 23, 2017.

DESCRIPTION & CONDITIONS

Culpepper & Terpening, Inc., on behalf of Florida Power & Light (FPL) Company, has submitted an application for major site plan and administrative permit use approval to construct a new private limited utility facility (unmanned electrical switchyard). The subject site is located at the southeast corner of4t1t Street and 98tltAvenue and is zoned A-2, Agricultural-2 (up to 1 unit per 10 acres), a zoning district in which administrative permit use approval is required for private limited utilities (including unmanned switchyards). It should be noted that the subject switchyard is located immediately east of the proposed FPL Blue Cypress Solar Energy Center, and will serve that project, if it is approved. The subject switchyard will also serve the Indian River Solar Energy Center to be located further west (122nd A venue).

In this case, the applicant has applied for concurrent major site plan and administrative permit use approval. Consistent with the County land development regulations (LDRs), staff has approved the major site plan application subject to Planning & Zoning Commission (PZC) approval of the administrative permit use request. ·

The PZC is now to consider the request and is to approve, approve with conditions, or deny the request.

F:\Community Development\CurDev\P&Z\2017\FPllieritageSwitchyard(SP-MA-17-04-04).docx 1 ANALYSIS

1. Size of Parcel: 11.62 acres

2. Zoning Classification: A-2, Agricultural-2 (up to 1 unit per 10 acres)

3. Land Use Designation: AG-2, Agricultural-2 (up to 1 unit per 10 acres)

4. Building Area: Proposed: 1,240 sq. ft. (two prefabricated equipment vaults)

5. Impervious Area: Proposed: 59,669 sq. ft. or 1.37 acres

Note: The impervious area calculations include the two prefabricated equipment vaults, the fenced switchyard compound and electrical equipment yard, and the stabilized driveway.

6. Open Space: Required: 80% Proposed: 88%

7. Traffic Circulation: Access to the proposed project will be provided via a: gated, stabilized two-way driveway connection to 4th Street, a semi-improved dirt road located within Indian River Farms Water Control District (IRFWCD) right-of-way. The proposed site layout includes a 7 5' wide turnaround area within property boundaries to allow maintenance vehicles adequate space to turnaround on-site.

Due to the low trip generation associated with the proposed unmanned switchyard, no traffic impact study was required for this project. No traffic-related improvements are required or proposed, and Traffic Engineering has approved the proposed plans.

8. Off-Street Parking: The subject project is an unmanned, restricted access electrical switchyard, and will only be accessed by authorized maintenance crews on an infrequent basis. The LDRs do not require permanent off-street parking spaces for such unmanned facilities. The proposed site layout provides adequate space for maintenance vehicles to maneuver and park within the site. Therefore, the project site plan provides sufficient parking area on-site.

9. Landscape Plan: The proposed landscape plan satisfies the requirements ofLDR Chapter 926, including a local road buffer along the site's 4th Street and 98th Avenue frontages, perimeter landscaping along the south and east property lines, and nonvehicular area landscaping. Prior to the issuance of a project C.O., all of the landscaping identified on the project landscape plan must to be installed.

10. Stormwater Management: The applicant submitted a preliminary stormwater management plan that has been reviewed and approved by Public Works. That plan includes two dry detention areas located south ofthe proposed electrical switchyard. Prior to site plan release, the applicant must obtain a County Type "A" Stormwater Permit pursuant to Chapter 930 of the LDRs.

11. Utilities: The project will be an unmanned facility, and will not include any bathroom facilities. Therefore, no well or septic permits are required or proposed. The County Department ofUtility Services and the Department of Health have acknowledged that the site will not include any utility provisions, and have approved the associated project site plan. F:\Community Development\CurDev\P&'ZXJ.017\FPLI-leritageSwitchyard(SP-MA-17-04-04).docx 2 12. Additional Right-of-Way Acquisition: The project site abuts 4th Street and 98th Avenue. However, no County road right-of-way exists for either road along the project's frontages. Based on the location of the drainage district canals, the County LDRs require that the full local road minimum right-of-way width of 60 feet be provided from the subject site and dedicated by the applicant. The Public Works Director has made the determination that the alignment for 98th Avenue will be on the east side of the existing IRFWCD right-of-way. The subject site plan shows the required right-of-way dedications for 4th Street and 98th Avenue, including the approved alignment for 98th Avenue as determined by the Public Works Director.

Based on the County LDRs, site plans which require lands to be dedicated forroad right-of-way are generally released by the Planning Division only after the deeds for the right-of-way dedications have been properly executed and accepted by the County Attorney's Office for recording. It has been FPL' s practice in the past, due to the size of the organization, to request that a written commitment to dedicate any right-of-way be acceptable for site plan release purposes, and that actual right-of-way dedication be required prior to issuance of a site Certificate of Occupancy (C.O.). Planning staffis amenable to that arrangement, which has been requested by the applicant.

13. Specific Land Use Criteria: Pursuant to LDR section 971.44(3), the following criteria for private limited utilities apply to this project:

1. See Chapter 901, the definition of utilities, public and private - limited includes "electrical substations, package treatment plants, water purification, storage and pumping facilities, sewage pumpingfacilities, and similar utility uses;"

Note: The proposed use (unmanned electrical switchyard) meets the definition of a private limited utility.

2. Between all above-ground facilities (except distribution and collection facilities) and adjacent property having a residential land use designation a Type "B" buffer (reduce to Type "C" where abutting a local or thoroughfare plan roadway) with six-foot opaque screening as specified in Chapter 926, Landscaping, shall be provided;

Note: All of the adjacent properties have an AG-2, Agricultural-2 (up to 1 unit per 10 acres) agricultural land use designation, and no adjacent property has a residential land use designation. Therefore, the above referenced landscape buffer requirements do not apply to the subject project.

3. All below-ground high voltage cables within a utility right-of-way shall be made known to the public through the use ofsigns posted therein;

Note: The proposed project does not involve a utility right-of-way or below ground high voltage cables.

4. In all zoning districts except the industrial districts, all equipment, machinery and facilities which cannot by their size or nature be located within an enclosed building shall be separatedfrom adjacent properties having a residential land use designation by a Type "C" buffer (with six-foot opaque screening) as specified in Chapter 926, Landscaping;. F:\Community Development\CurDe,.,\P&Z\2017\FPll-leritageSwitchyard(SP-MA-17-04--04).docx 3 Note: As described in item 13-2 above, all of the adjacent properties have an AG- 2, Agricultural-2 (up to 1 unit per 10 acres) agricultural land use designation, not a residential land use designation. Therefore, the above referenced landscape buffer requirements do not apply to the subject project.

5. Driveways located in close proximity to adjacent properties having a residential land use designation shall provide a six-foot opaque screening between the driveway and adjacent property. An eight-foot opaque screen may be required ifdeemed necessary to mitigate noise and visual impacts.

Note: As described in item 13-2 above, all of the adjacent properties have an AG- 2, Agricultural-2 (up to 1 unit per 10 acres) agricultural land use designation, not a residential land use designation. Therefore, the above referenced landscape buffer requirements do not apply to the subject project.

14. Surrounding Land Use and Zoning:

North: 4th Street, Drainage Canal, Citrus Groves/ A-2 East: Citrus Groves/ A-2 South: Citrus Groves/ A-2 West: 98th Avenue (alignment per Public Works), Drainage Canal, Citrus Groves/ A-2 I All conditions recommended by staff have been accepted by the applicant.

RECOMMENDATION

Based on the analysis above, staff recommends that the Planning and Zoning Commission grant administrative permit use approval for the requested private limited utility (switchyard), with the following conditions:

1. Prior to site plan release, the applicant shall provide a written commitment to dedicate 60 feet of right-of-way for 4th Street and 60' of right-of-way for 98th Avenue without compensation.

2. Prior to issuance of a site certificate of occupancy (C.O.), the applicant shall:

a. The applicant shall dedicate 60 feet ofright-of-way for 4th Street and 60' ofright-of-way for 98th A venue without compensation. b. Install all required landscape improvements as shown on the approved landscape plan.

ATTACHMENTS

1. Application 2. Location Map 3. Aerial 4. Site Plan 5. Landscape Plan

F:\Community Development\CurDev\F&Z\2017\FPLl-leritageSwitchyard(SP-MA-17-04-04).docx 4 ~ty~ 6~ ·t. . ~ ~ co,,,": IOt, ] MAJOR SITE PLAN (SPMA) APPLICATION ~! "it;i,ftoff:~ _./ PROJECT NAMB (Please Print): Vero West Switchyard ~~/ 8! ll' -'\# PROPOSEDPROJECTUSB: Construct an Unmanned FPL Electrical Switchyard ~

CORRESPONDING PRE-APPLICATION CONFERENCE PROJECT NAME AND CD PLUS ASSIGNED FILE NUMBER (IF ANY):______

PROJECT#: 2016120041 - '1 f 3/S7 SP-MA- 11 oL.f _ OL{ OWNER: (PLEASE PRINT) AGENT (PLEASE PRlNT) John J. Geany, Trustee of the John J. Geany Revocable Trust Knight, McGuire & Associates, I nc. dated November 21, 2007 c/o Florida Power& Light Company NAME NAME 80 Royal Palm Pointe, Suite 401 700 Universe Blvd. ADDRESS ADDRESS Vero Beach, FL 32960 Tuna Beach, FL 33408 CITY, STATE, ZIP CITY, STATE.ZIP

561-304-6161 772-569-5505 PHONE NUMBER PHONE NUMBER [email protected] Krista.Hendricks@nexteraenergy com EMAIL ADDRESS EMAil.. ADDRESS

Krista Hendricks David S. Knight, P.E. CONTACT PERSON CONTACT PERSON '?dl4YL SIGNATURE OF OWNER OR AGENT

PROJECT ENGINEER: (PLEASE PRINT) PROJECT SURVEYOR: (PLEASE PRIN1)

Culpepper & Terpening, Inc. Culpepper & Terpening, Inc . NAME NAME 2980 South 25th Street 2980 South 25th Street ADDRESS ADDRESS Ft. Pierce, FL 34981 Ft. Pierce, FL 32981 CITY, STATE, ZIP CITY, STATE, ZIP 772-464-9497 772-464-9497 PHONE NUMBER(s) PHONE NUMBER(s) [email protected] [email protected] EMAIL ADDRESS EMAfL ADDRESS Butch Terpening Butch Terpe ning CONTACT PERSON CONTACT PERSON 1801 2'f'h Street, Vero Beach FL 32960 ATTACHMENT 1 F:\Community DevclopmcnMPPLICATIONS\CurDev appliawoos\Major SP App only.rt! R.ovilcd April 2016 Pagel of3 *Proposed project use for zoning district is ( circle one) PERMITIED ADMINISTRATIVE PERMIT •AMOUNTOFNEWIMPERVIOUSSURFACE:.______8 Ac _ *SITEADDRESS: 9799 4th Street, Vero Beach, FL 32968 *SITE TAX PARCELID#{s): 33-3815-00001-0110- 00001. O

•rs ALL OR A PORTION OF PROJECT IN ENVIRONMENTALLY SENSITIVE AREA AS DESIGNATED ON Tiffi COMPREHENSIVE PLAN OR ADDRESSED IN A PRE-APP CONFERENCE? __ YES __NO

(Agricultural) "'Z0N1NG: A-2 FLUE:AG-2 (Agricultural) -- ·-- ...... - . -·- -.•-··.... · *TOTAL{OROSS)ACREAGEOFPARCEL:,__ 8_A_c_r_e_s ______

*AREAOFDEVELOPMENT(NBT)ACREAGE:__ 8_A_c_r_e_s ______

$J>ROPOSED CHANGES TO EXISTING DEVELOPMENT (IF APPLICABLE}: A. NUMBER OF UNITS: .._FR=O=M=-_N'-"-/A-'--______TO ______B. DENSTIY: FROM N/A UNITS PER ACRE TO _~__ UNITS PER ACRE

•usES BY SQUARE FEET GROSS BUILDING AREA RESl.Il.TlNG FROM MODIFICATION (E.G. RETAIL; 5,000)

USE: SQ.FT.: USE: SQ.FT.: USE: SQ.FT.: USE: SQ.FT.:

~*Please Complete Major Site Pian Submission Checklist,;;*

A PRE-APP CONFER.EN~ IS REQumED iF :r-1to.,·1EC'f m OVER 2,0 tJNI'J.'S OR 40,000 SQ. F"f. NJl.:W Il\liPERVIOUS SURFACE. (IF nus l?ESCR..illES YOUR PRO.raCT, STOP HERE AND COMPUTE .AJ."'(D SUB!';llIT A PRE-APP CONFERENCE APPUCATION) .

MATERIAL (note NIA where npplicable) YES NO

1. Written response to pre-application staff comments x/

2. Fees: < or == 5 acres: $ 1000.00 > 5 but< 10 acres: $ !200.00 =or> 10 acres: $ 140G.OO Xi,/

3. Completed Site Plan Application Form x ✓

11 11 x/ 4. Ten (10) Plan Sets (24 x 36 ) --- x / 5. Two (2) sea1v9 Site Surveys

1801 21'1 Street, Vero Beach FL 32960 ATTACHMENT 1 F:\Commmiliy Developmc.nt\f.PPLICATIONS\CurDcv IIPJ)lic~1ions\Major :3P /.pp only.rtf Revised April 2016 Pagel of3 6. Two (2) aerials ofsite with project overlaid, showing surrounding 200 feet ~

7. One (1) Copies of the OW!ler's Deed x ~

8. Letter ofAuthorization (if applicaat is not ovmer) XV

9. Two (2) Copy of the Drainage Report Under Separate Cover 'Rvnn .so.--& ole t-t.l ,,.-~c.i,r~ 10. Com Tree Removal Permit Application OR 1gned Exemption Form

1 i.. Completed Land Cl et.ring Permit Application OR Signed Exemption Fonn X v.l

12. Three (3) sets signed, conceptual floor plans and elevations prepared by architect or engin~ (when project is required by Florida law to have such architectural or engineering drz.wings) N/A V--

13. Environmental Survey if rul ')f portion of project in environmentally Under Separate Cover sensitive area --f!t-Ov\ .so4oll ~ S~+fYTiee 14. Concurrency Application or Acknowledgement Form X

15. Written statement and photog.i·aph of posted sign (Needed if Planning & Zoning approval required)

1801 2~ Street, Vero Beach FL 32960 ATTACHMENT 1 F:\Communlty Dcvclopment\APPLICATIONS\CurDcv llpJJlicttions'Major SP App ol'lly.rtf Revised April 2016 Page 3 orJ 1 1 l t::.: s ~ 1 i:~ /il:'.:.;">-' I ,.,i ___ c, fi : ' H- . 0·~ A-2 li A-2 ~b,·-.,.,~\;4;-:r.-1.3 ~ ru.4-• J_J RM-6 I" i"_i- - . j ~ l \ . ==---=--_-_c-- -_ - ~ .,.- ·=' _._._;?J."J5J"'i'7':""1~ -- ~ ·,·:··"~::~I -______-::::8tlt:Stre eL ~.:::::-~ - , (_ -· .. -~ . _-_ _ . -\\\:=---c::=1f-:: ...: -~'.b"C

\ \°\(\A-1 lj I ------i.< J- I, \ \\\>t', c- ··'"····;

I A-Z \\ :·, j ! ----- , .. -.: o1•C·-· - i.: · • 'I RS-3 A-2 I A-2 ~ , ,.._ \ \; i ' \ '~\ :.. ... · J \ ' -~.... : A-2 l1 I I "'·" A-Z Lz I !i \""!' i,•, ' ) ' I : i ' ,•. I~ -----•- ·_ •,._j______-~-- Subjt<•i::"·-•, ,.,,.,.,_--.:.·:_-:___ 47ft·----~~--- ,------\-_=_-r~.-\-\--....:......

.~i l&.1 Zoned A-2 ~ ! i A-2 ~ I~ i =_ 1< A-2 A-2 A-2 =N A-2 a'• ~ 00 ·, 1 ...,j I t , ~'.'. , .. ,,ii " : °' • :; I i I'· '\\\:~ .I · 1 A-2 . A- A-2 1· I. A-2 ' ~ - \~~t: 1st Strut..SW · ·--==~; I_, _ ~ \ I~·-·= . ...::-...:... __ I; f. JJ i: I I

ATTACHMENT 2 ..

I l::i:~

ZONING: A-2 (A~CULlURAL) LAND USE: AG-2 (AGRICUllURAL) II i~~ '~< , I, L~--: - 100' ROW IP-FWCD IRF1'ff;I) !.\TEP.AL D ...... ------~-- . .______4TH _STREET PROPERn LINE

I LOCATION SKETCH SEC, 15, TWP. 33 S, R:CE. 38 E IN0 IAN RIVER COUNTY N. T.S. 1-' ------

PROPOSID DE\'ELCJPWENl FsRCEL 58938'29'E 5·,0 JO I I~ ZON:NG: A-,. (,1,:.RIQJLTURAL} L\NO US£: >G-2 ( AGRICULTUR."IL) ~5i IRFW::O 100' ~ -" 2~~2 ~i I I~;!I !~I ~-~~ ~ ~! i·i 8~ 1 ~ !- c1i,i -o ~~ D~ J CATIOlf i~ '.JI .. ~~ ~b! ~ J'~ 2~ . ~~ "' ~~ i?-':::FI ~ Z~Nla. A-2 (AGRICULTURAl.) 5~ I . -;; '"., LANO USE: AG-2 {i,I.RIWL l"URAL) il, ~5 1 ~ "-;; "'?. ~--·' ~ VICINITY MAP J:~~ .. i g ~, N.l.S. ~.J-., ~~I ~ ,~.J, ]~• l" k < ·""~ 1 ill ;i:;::,<>IX t0 "Z ~1 "

II I j I I

~~Or.'OSf.D [)E.''tl.OPMErllT PAACEL S89"J8'~11"E 51 o <'Q

w --- -· IIL-tJl.l~.t..J:7~1E:::lD:::...:B:::K::;-/P~7r- 1r------_-_;_R'--=E-:....;_V_;lc...,.,..:;S_lc.....:;O....:..:N_S=------l-;---l_0:Tt 1. N'PRO'l[l)·~~~SIGN-~.,.,,,:ED-· --+--!r:::.-_r-+~·•=-TE-l,~------H_E_R_I_T_A_G_E__ s_wr_-_T_-_c_HY __AR __ n__ ..._- ___ -lll-':.::lE:::~ c;·=:::::~=~c...~~-·--ll ~.:::~:::.:::~=:: 12 05 ! ;;aosc1LTH.'·..itll.nx&:7•,."ultTl'JCIKfi.t7..<.lJUDA:WMJ I . . . - -,e JOB No.18-189 ~ _ 151sl¥"P1.A.Gu:iRAl',.~'lll._· .... n,_•1111r._._,_w•_m..tJf"'4 SITE AERIAL """~""n,;;:::~;,;,:;_~;;::,;,,":' ~;;::~··, ·- :::jll::J • - 9-17 t 3 17 1 1 • l,i;;;;;;;;;;;;;;;;;;;;;.;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;.,;;;;;;;iijii,..;;niiiii,ii,i;iii,iiiiiiiiiiii,iimiii,ii'iiiiii'iii~M,:;lliiw,-iiajiiiiiii-.l·.i-iiiiiii •ii--.•ii.,._ ----~~~~~W!!t"W' 1• ~ ---- WWW~~~-~ij__,ij-1;],_ii,ii....~ ;iiiijiiiji ii-•ii-iiiiiil!l.im,-ioii-iii-iiniii..ii-jjpji_ii,j_iaiiiii;;;;;;;;;,;:;;-iiiiij__,.iuiiiiiiiiiiiiiii,,..ji'-iioiiia;;;;iiiiiiiiiiii'iiii~l:.Slt;.Ea;Elioiii iiiiaf~_;;._:;il ATTACHMENT 3 .-:,:-,.:; ~ i ':.'~- t ·.. .-f--r

ZONING: A-2 (AGRICULTURAL) LAND USE: NJ-2 (AGRICUL l\JRAL) ' ; \~~------!- --- - ·1 \\: i~ I

------,------l 1 --~-----Df:-- f.o. ,:,, __ -- ~.,_ --- - LOCATION SKETCH SEC. 15, Tm'. 33 S, RGE. 38 t ' INOlAN RIVER COUNTY N.T.S. --x----x----- 1--i ---x--;...-

~ "o i ZONING: A-2 (AGRSOA.TlJlfAL) g s LAND lJSC: ...G-2 (AGlltlCULTUNL)

-i 41Bln"RKn IRf'NCD 10~ R , W "i'!~ii 30 1~ __O_VE_\;A_:_~_N_~ _::~, ai +•' __ __;__ __ _ ~ ~~ !! !~ a5 ' MALABAR - ~IDWAY I NO TRANSMISSION LINE !:~ t· "2.~ NO ·--- PROPOSED_EASEMENT_LINE _____.,. ------; l' lil -~ J. ~ ~~ ~~ • o .... ::~ 2~ ···;~ i JB= ·§i~ ~ ZONINGc A-2 (Ar.RtCUL1U R.:.t) l L..,,ro U:£: ACi- 2 (AC"ICULTURAL) VICINITY MAP N.T.S.

I I

i I I e I I I I t g I I PROPOSED DEVELOPMENT PARC£L SB9'38'29"E 510.00' j I -~ I l I j,-: I~ DA1E: 3/9/2r117 1 FIELD BK.,IPG. -REVISIONS- BY D•TI: ., OAlt CULPEPPER TERPENING, INC HORIZ.. SCALE: NA & DESIOMED HERITAGE SWITCHYARD CAI.CS, 'VtRT. SCM.E:- CONSULTING £NOIN£E1'S I L.AND .SUJIVI.YOR8 l 11-0S-16 i; ?<». ! $tl[ '7'H 25d, STill:B:rT• JIOJIT1'IfiR(.'£, J'l..t'>JUD.-1 _,,,. •.. , ORA"" JOB No.. 1C5-189 {18\ 1$1 SW' f'L.iGLfiR:A\'JL'\'l.'.IJ•STI. lRT,rl.{IR/D.i J -,5>9,,1 DETAILED !i PHO ,'H ':'73--.'UJ5,7• 1-:1_\' ~ J.4M-'>.97 , • ..,.-..,.a-c ,;_""""' .!. Know whar• below. 1', ' MAJOR SITE PLAN , ,1; ...... ,.,1111.• .-.- ,.~; _.- ._, ;,~:• . , , .... -~ 5"EE1 1 ri 1 $.. Call before you dill, APPROVED 4 Match Line A m ___ ..,_ 4TH STREET ~ I C I --t------i--:---- I ·-_J 20' ROADWAY BUFFER I I i ; .s:: ,------T--I -r------=r==7- u 1 1 , I I t I I I ~

,------7 I I I I I I I I I I 4TH STREET I I m ~ I I C I I , ------~ I ·-_J ------7------.s:: I I u l I I + E--.------~ I I CJ I I ~ --~~~------1---- I I POWER LINE CLEARZONE I I •:>el: ~------7 I L ______J mi~,~1~; ~ 30' SUBSTATION I ,-,l~:~~l-•-•- •- •-Ji . ~-----l ______--"'""'m==~------~------~--j CLEARZONE l j

;' -1;

!;.WELL

3.7.17 LD-01 iTTACH!!ilT 5 runuc HEARJNG SPECIAL EX.CEP fJO:",; l lSE IQC:\SI-.,ullCl.-\l.)

INDIAN RIVER COUNTY, FLORIDA MEMORANDUM

TO: The Members of the Planning and Zoning Commission

DEPARTMENT HEAD CONCURRENCE:

Stan Boling, AIG ; Community Development Director --fwrl\ THROUGH: John W. McCoy, AICP; Chief, Current Develop~ent

FROM: Ryan Sweeney; Senior Planner, Current Developmen~

DATE: March 14, 2017

SUBJECT: Florida Power & Light Company's Request for Special Exception Use Approval for a Private Heavy Utility (Blue Cypress Solar Energy Center) [SP-SE-17-04-06 / 2017030093-78598]

It is requested that the data herein presented be given formal consideration by the Planning and Zoning Commission at its regular meeting of March 23, 2017.

DESCRIPTION & CONDITIONS

Culpepper & Terpening, Inc., on behalf of Florida Power & Light Company (FPL), has submitted an application for major site plan and special exception use approval to construct a new private heavy utility (Blue Cypress Solar Energy Center). The subject site is approximately 424 acres in size and is located on the west side of98th Avenue, between 4th Street and 9th Street SW (Oslo Road). Please see attachment 2. The site is zoned A-2, Agricultural-2 (up to 1 unit per 10 acres), a zoning district in which special exception use approval is required for private heavy utilities (including solar energy centers). The entire site, with the exception of two small wetland areas, will be developed with solar arrays and stabilized access pathways (see attachment 6).

In this case, the applicant has applied for concurrent major site plan and special exception use approval. Consistent with the County land development regulations (LDRs), staffhas approved the major site plan application subject to BCC approval of the special exception use request.

The PZC now needs to consider the special exception use request for the proposed private heavy utility (solar energy center), conduct a public hearing, and make a recommendation to the BCC to approve, approve with conditions, or deny the request. Pursuant to Section 971.05 of the LDRs, the PZC is to consider the appropriateness ofthe requested use for the subject site and compatibility ofthe use with the surrounding area. The PZC may recommend reasonable conditions and safeguards necessary to mitigate impacts and to ensure compatibility of the use with the surrounding area.

F:\Community Development\CurDev\P&Z\2017\FPLB!ueCypressSolarPZC(SP-SE-17-04-06).docx 1 ANALYSIS

1. Size of Development: 423.81 acres

Note: There is an approximately 3 acre grove maintenance site located along the west side ofthe project site (see attachment 5). That site is not included in FPL's purchase agreement, will be retained by the current owner (West Vero Farms, LLC), and will be combined via a unity oftitle with an adjacent parcel owned by West Vero Farms, LLC. The applicant must provide a recorded unity oftitle that combines the grove maintenance site with the adjacent parcel owned by West Vero Farms, LLC prior to site plan release.

2. Zoning Classification: A-2, Agricultural-2 (up to 1 unit per 10 acres)

3. Land Use Designation: AG-2, Agricultural-2 (up to 1 unit per 10 acres)

4. Impervious Area: Proposed: 587,780 square feet or 13.49 acres

5. Open Space: Required: 80% Proposed: 97%

Note: The solar arrays are post-mounted above the existing grade (i.e. the existing ground level), which will remain unaltered underneath the arrays. The open ground underneath the arrays is considered open space.

6. Traffic Circulation: Primary access to the proposed project site will be provided via a gated, stabilized two-way driveway connection to 102nd Avenue, which is a semi-improved dirt road located within St. Johns Improvement District (SJID) right-of-way. The proposed site layout includes a modified grid network of 16' to 20' wide stabilized access pathways to allow maintenance vehicles access throughout the site (see attachment 6).

In accordance with County LDRs, the applicant has submitted a project traffic study which has been reviewed and conditionally approved by Public Works. Based on that study, it has been determined that all unprotected County culvert crossings along the project access route, which is 98th A venue from SR 60 to the project site, shall be reinforced with 12 inches ofasphalt millings installed over the culverts for a distance of 50 feet each way from the centerline ofeach culvert crossing. Acceptable improvements to the County culvert crossings are shown on the attached exhibit (see attachment 3), and must be installed prior to those County culvert crossings being utilized for project construction traffic. An alternate project access route may be proposed, if necessary. If that is the case, then the applicant shall obtain approval of any alternate project access route from Public Works, and the applicant shall install the required improvements for any County culvert crossings along the alternate route, prior to those County culvert crossings being utilized for project construction traffic.

Based on the project location and the status/ownership of the adjacent rights-of-way, right-of way dedications are not required for the subject project. None ofthe adjacent rights-of-way are owned or maintained by the County. The project's driveway location, design, internal circulation plan, and traffic study have all been approved by Traffic Engineering.

F:\Community Development\CurDev\P&Z\2017\FPLBlueCypressSolarPZC(SP-SE-17-04-06).docx 2 7. Off-Street Parking: The subject site will be an unmanned, restricted access solar energy center, and will be accessed only by authorized maintenance crews on an infrequent basis. The LDRs do not require permanent off-street parking spaces for such uses. The proposed site layout provides adequate space for maintenance vehicles to maneuver and park within the site. Therefore, the project site plan provides sufficient parking area on-site.

8. Landscape Requirements: Based on the site's location, the project layout, the type ofproposed improvements, the status/ownership of the adjacent rights-of-way, and the land use designations of the adjacent properties, no landscape improvements are required or proposed.

9. Environmental Issues: There are two small, low-quality wetlands located on the project site. Those wetlands will not be impacted, and the proposed site layout provides the required wetland buffer/setback from the proposed solar arrays. Therefore, a County wetlands resource permit will not be required. No other environmental issues exist on the project site.

10. Stormwater Management: The applicant submitted a preliminary stormwater management plan that has been reviewed and approved by Public Works. That plan proposes to utilize the existing grove furrows/ditches to convey and treat the minimal amount ofstorm water runoffthat will be generated by the project. Prior to site plan release, the applicant must obtain a County Type "B" Stormwater Permit pursuant to Chapter 930 ofthe County LDRs.

11. Utilities: The project will be an unmanned facility, and will not include any bathroom facilities. Therefore no well or septic permits are required or proposed. The County Department ofUtility Services and the Department of Health have acknowledged that the site will not include any utility provisions, and have approved the associated project site plan.

12. Extended Roadway Grid Network: Per Policy 3.8 of the Transportation Element of the County Comprehensive Plan, the County must consider protection ofthe extended roadway grid network during the site plan review and approval process. The applicant has provided an extended roadway grid network exhibit showing all potential extended roads that may cross the site at some time in the future (4 th Street, 1st Street SW, 5th Street SW, 9th Street SW/Oslo Road, and 98th Avenue). Please see attachment #4. The provided exhibit shows alternate corridor alignments for two potential extended road locations (1 st Street SW and 5th Street SW). Those alternate alignments correspond with the proposed on-site stabilized access paths, and are clear of proposed solar panel arrays. Staff has reviewed the proposed alternate corridor alignments and has confirmed that those alignments provide adequate protection for the extended roadway grid network, as shown on the project site plan.

13. Specific Land Use Criteria: Pursuant to LOR section 971.44(2), the following criteria for private heavy utilities apply to this project:

1. Per Chapter 901, the definition of utilities, public and private - heavy includes "all major electrical generation plants (generating fifty (50) megawatts or more), major sewage treatment and disposal facilities, and major water purification plants; "

Note: The proposed use (Blue Cypress Solar Energy Center) will generate 74.5 megawatts of power and meets the definition of a private heavy utility.

F:\Community Development\CurDev\P&Z\2017\FPIBlueCypressSolarPZC(SP-SE-17-04-06).docx 3 2. Any power generation facility shall be consistent with the provisions of the Florida Electrical Power Plan Citing Act, Chapter 23, Section 23.09191 F.S.;

Note: The proposed solar energy center will have a maximum gross capacity of 74.5 megawatts which is less than the 75 megawatt threshold. The proposed facility is therefore exempt from the Florida Electrical Power Plant Siting Act.

3. All below-ground high voltage cables within a utility right-of-way shall be made known to the public through the use ofsigns posted therein;

Note: There are no proposed below-ground high voltage cables within a utility right-of-way. Therefore, the above referenced signage criteria do not apply to the subject project. It should be noted that "high voltage" warning signs will be provide in English and Spanish along the perimeter security fence of the on-site substation compound.

4. The disposal ofall waste, gaseous, liquid or solid, shall comply with all federal, state and local laws;

Note: It is anticipated that no hazardous or toxic waste will be generated by the proposed project. The applicant has acknowledged that if there is any disposal of waste, gaseous, liquid, or solid, such disposal will comply with all federal, state, and local laws.

5. Between all above-ground facilities, (except distribution and collection facilities) and adjacent properties having a residential land use designation, a Type ''A" buffer (reduce to "B" buffer where abutting a local roadway, reduce to "C" buffer where abutting a Thoroughfare Plan roadway) (with six-foot opaque screening) as specified in Chapter 926, Landscaping shall be provided;

6. In all zoning districts except the industrial districts, all equipment, machinery, and facilities which cannot, by their size or nature, be located within an enclosed building shall be separatedfrom adjacentproperties having a residential land use designation by a Type "C" buffer (with six-foot opaque screening) as specified in Chapter 926, Landscaping;

Note: As described in item 5 above, all of the adjacent properties have an AG- 2, Agricultural-2 (up to 1 unit per 10 acres) agricultural land use designation, not a residential land use designation. Therefore, the abo"'."e referenced landscape buffer requirements do not apply to the subject project.

F:\Community Development\CurDev\P&Z\2017\FPLBlueCypressSolarPZC(SP-SE-17-04-06).docx 4 7. Driveways located in close proximity to adjacent properties having a residential land use designation shall provide a six-foot opaque screening between the driveway and adjacentproperty. An eight-foot opaque screen may be required ifdeemed necessary to mitigate noise and visual impacts.

Note: As described in item 5 above, all of the adjacent properties have an AG-2, Agricultural-2 (up to 1 unit per 10 acres) agricultural land use designation, not a residential land use designation. Therefore, the above referenced driveway screening requirements do not apply to the subject project.

14. Surrounding Land Use and Zoning:

North: SJID Canal, 4th Street, Citrus Groves/ A-2 East: SJID Canal, 98th Avenue (corridor), Citrus Groves / A-2 South: SJID Canal, Oslo Road, Citrus Groves / A-2 West: 102nd Avenue SW, SJID Canal, Citrus Groves/ A-2

All conditions recommended by staff have been accepted by the applicant.

RECOMMENDATION

Based on the analysis above, staff recommends that the PZC recommend that the BCC grant special exception use approval for a private heavy utility facility (solar energy center) to be known as FPL Blue Cypress Solar Energy Center with the following conditions:

1. Prior to site plan release, the applicant shall provide a recorded unity oftitle that combines the grove maintenance site with the adjacent parcel owned by West Vero Farms, LLC.

2. Prior to utilizing the approved project access route for construction traffic, the applicant shall install the required County culvert crossing improvements as shown in the attached exhibit.

3. Prior to utilizing an alternative project access route, the applicant shall:

a. Obtain approval of any alternate project access route from Public Works. b. Install the required improvements for any County culvert crossings along the alternate route.

ATTACHMENTS APPROVED AS TO FORM

1. Application 2. Location Map WILLIAM½EBRAAL 3. County Culvert Crossings Exhibit :x~iJCP DEPUTY COUNTY ATTORNEY 4. Extended Roadway Grid Network Exhibit 5. Aerial 6. Site Plan

F:\Community Development\CurDev\P&Z\2017\FPI.BlueCypressSolarPZC(SP-SE-17--04-06).docx 5 SPECIAL EXCEPTION SITE PLAN (SPSE) AP PROffiCT NAME (Please Print)!PL Blue Cypress Solar Energy Center

PROPOSED PROJECT USE: Construct a 74. 5 MW AC solar ener

CORRESPONDING PRE-APPLICATION CONFERENCE PROJECT NAME AND CDPLUS ASSIGNED FILE NUMBER (IF ANY):, ______

PROJECT#: q IO 90 tJ O I .. 1 ! §ff SP-SE-_,.__l '1__ -~ 0 Lf ., ()(p OWNER:(PLBASEPRINT) AGENT (PLEASE PRlN'I) West Vero Farms, LLC Knight, McGuire & Associates, I nc. NAME NAMEc/o Florida Power & Light Co. 700 Universe Boulevard 80 Royal Palm Pointe, Suite 401 ADDRESS ADDRESS Juno Beach, FL 33408 Vero Beach, FL 32960 CTIY, STATE, ZIP CITY, STATE, ZIP 561-304-6161 772-569-5505 PHONE NUMBER PHONE NUMBER [email protected] [email protected] EMAil, ADDRESS EMAIL ADDRESS Krista Hendricks/ Mike Sole David S. Knight, P.E. CONTACT PERSON CONTACT PERSON

.. ~~SIGNATURE OF OWNER OR AGENT

PROJECT ENGINEER: (PLEASE PRINT) PROJECT SURVEYOR: (PLEASE PRINT)

Culpepper & Terpening, Inc. Culpepper & Terpening, Inc. NAME NAME 2980 South 25th Street 2980 South 25th Street ADDRESS ADDRESS Ft. Pierce, FL 34981 Ft. Pierce, FL 34981 CITY, STATE, ZIP CITY, STATE, ZIP 772-464-9497 772-464-9497 ------'··-----.....--PHONE NUMBER(s) PHONE NUMBER(s) [email protected] BTerpeni [email protected] EMAIL ADDRESS EMAIL ADDRESS Butch Terpening Butch Terpening CONTACT PERSON CONTACT PERSON ATTACHM·EiT 1801 27111 Street, Vero Beach FL 32960 1 :.-.,~ ,_,._,tt-;,H, ....,...,,.,-o'\W'i,..,l'tAPl> T ir .ATiniJ,,V"n,riftv ii»nHl!1'1ir•1lti...,nw "rm cmtv rtt l?,-l\vi;r..ii A1.ri1'2016 • DOES 1HE REQUEST INCLUDE A CONCEPTUAL PLAN ONLY OR A CONCEPTIJAL AND "FINAL" SITE PLAN?: Conceptual and Final

• AMOUNT OF NEW IMPERVIOUS SURFACE: ..,,(S,....,.O'""'.F'-"T=.)_5_8_7_,7_B_o_sf ______

e SITE ADDRESS: _1_s_o_1_02_ND__ Av_, _v_E_Ro_B_EA_cH_,_F_L_3_2_9_6_8 ______

• SITE TAX PARCEL ID#(s): _33_3_s_1_6_o_oo_o_o_s_oo_o_o_o_o_o1_._o______------·-·----

• IS ALL OR A PORTION OF PROJECT IN ENVIRONMENTALLY SENSITIVE AREA AS DESIGNATED IN THE COMPREHENSIVE PLAN OR ADDRESSED IN A PRE-APP CONFERENCE? -----YES X NO e FLOODZONE:,_A__ ZONING: A-2 (Agricultural) FLUE:AG-2 (Agricultural)

• TOTAL (GROSS) ACREAGE OF PARCEL:.__ 42_3_._s_i ______o, AREA OF DEVELOPMENT (NE'I) ACREAGE:._4_15_._s_o ______

• PROPOSED CHANGES TO EXISTING DEVELOPMENT (IF APPLICABLE}: A. NUMBER OF UNITS: FROM N/A TO------B. DENSITY: FROM N /A UNITS PER ACRE TO ___UNITS PER ACRE

111 CHANGE IN USES BY SQUARE FEET OROSS BUILDING AREA

USE: FROM.__ N...;../_A _____ -=S,._.,._O.FT. OF ______(USE)

TO.___ =N.L..,/A~------==S~O. FT. OF (USE}

COMMENTS:_.--· •-·•-- ---•-•·-- ____

**PLEASE COMPLETE APPLICATION CHECKLIST ON NEXT PAGE**

180l 27ta Street, Vero Beach FL 32%0 F:\Commllllily Devclopment\APPLICATIONS'CurDev applications\spse app oaly.rU' Revised April 2016 Page2 or3 ATTACHl,ENT 1 SPECIAL EXCEPTION SITE PLAN APPLICATION SUBMISSION CHECKLIST

MATERIAL (note NIA where applicable) YES NO

1. EVIDENCE OF PRE-APP CONFERENCE IF PROJECT OVER X 20 UNITS OR 40,000 SQ. FT. NEW IMPERVIOUS SURFACE

2. Fee: Administrative Approval $200.00 Minor $650.00 Major < or = 5 acres: $1000.00 > S but< 10 acres: $1200.00 == or> 10 acres: $1400.00 X

Special Exception Use fees required in addition to above site plan fees: $975.00 less than 40 acres $1075.00 40 -100 acres $1275.00 over 100 acres +$ 50.00 for each additional 25 acres over 100 acres

3. Completed Application Fonn, and ifpre-app conference aJready held, then a pre-application conference discreRancy letter response or summary of plan revisions ;Jo (Ill App Wtij AeJJ 4. Ten (10) Copies ofth e Site Plan X

5. Two (2) Sealed Site Surveys X

6. Two (2) aerials of site with project overlaid, showing surrounding 200 feet X

7. One (1) Copies of the Owner's Deed X

8. Letter of Authorization (if applicant is not owner) X

9. One (1) Copy ofthe Drainage Report X

10. Completed Tree Removal Pennit Application OR Signed Exemption Form X 11. Completed Land Clearing Pennit Application OR Signed Exemption Form --X 12. Three (3) sets signed, conceptual floor plans and elevations prepared by architect or engineer {when project is required by Florida law to have such architectural or engineering drawings) N / A

13. Environmental Survey if all or portion of project in environmentally sensitive are NI A

14. Concurrency Application or Acknowledgement Form X

15. Written statement and photograph of posted sign N/A (Needed if Planning & Zoning approval required)

1801 27'1' Street, Vero Beach FL 32960 ATTACHMENT 1 ;;:,;r mnm,,.,;,\; r.,y,.J,.,,"l,ent\A'llPf Jr. TI(}NS\".;;;;;T)r.,· ;;,,nlic..-firlil•'•:ID~ .iiim iinl-., rtt 1l.1ao·i.wil trnrll 2'11 ~ =~::;;~==~!!~:::::=;:; ::==--======~iI,....:..._-"--'_=~~~_:·c'~------..-- ·-0 !I ''------l I

,! I I

j;I------+----; I------.------', II Ii ..i :,1

:======-=-:--::::--=J~=;::::::-==:======,r ~======; ·1

1·I -: ------l. - ----+------1 :I All propertie ;i est of I-9 Zone jA-2

-- ·-- - - ...... -·.-= I = ===~D=M~~t:::::..::::, r=--~=="=:===;=-==--· --===-~---::=:- =::;- .. 1~~==$====:===::::::::I.= .. -·- --=i;.=:c--=~------

ATTACHMENT 2 8TH STREET f 2i FEET

I I I I

EXISTING CULVERT CROSSING'i -

:::i; I I I "' "'... :8 1111 ::,... 0 • ~.,, ~.., E EXISTING CULVERT CROSSING\ I I =I ..,r ..: !il 't-i- j ~ Lu f,... ~ ~ \I.' "' ~ I I IIQ "' ElOSTING Cl.I.VERT CROSSINl- ~<( f,...

5TB ST~ SW ---

] ~ ~ ~ .:, ;;. "' t;;L5 SHEET 1 OF 1 ...~ ;:::======:-r:..=--=--=--=~-==~-=-=-=--=--=--=--=...:::...:::-=-=--=--=--=--=-=-=-=-=-=-=~- ... CULPEPPER & TERPENING, INC EXTENDED ROADWAY GRID DI NETWORK EXHIBIT ,,--I CONSULTING ENGINEERS j LAND SURVEYORS ~ 2980 SOt:TH 25th STREET• JIORT PIERCI!, FI ,<)RID,\ 34981 C\I 151 SW FLAGLF.R AVF.NUE • STCAR'T, FLORID,\ 34994 INDIAN RIVER COUNTY t PHONT'. T2-4M-3.~37 • FAX 772-464-9497 • www.n-cng.mm JOB NO: HI-UI& SCALE: l"•lOOO' 0: ~IATl-:(11-' t-1Jlfl.lDA <::ER'l'U-'IC".:.\"flO•~ ~n. 1.h428f1 .- DRAWN BY: RNIUB0 DATE: 2/13/2017 ii.:L..======:::::.l-======~~ATTACt11li~;;:=~'EiT ....

1~------___,

\'/II STAlt ~0.IO " , $

~----Fta-tiD"' '1\.IRl"'P~ ·------

LOCATION MAP u.s.

=" + . ,_... .. -----~_-:. : .--: . -~-----

______, I VICINITY MAP 1· =1000· SBC'l'ION 1G • 21, J'OWN9EIIP 33 Bmml, Iu.NGC 'SI RISI' lNDIDi JUYXK CXtl.JJffT. namJM,.

JOhlNC,. a-~ (A,.Rl['ULTUll&Q Um) lllll .1... - ~ \1'Q1,1CllJ.1'UJW.,J

REV Is ION s ~ OY ·-::""~I- - BY :::.. - --- FPL BLUE CYPRESSW ___ DATE,3/9/2017 CULF"EF"l"ER & TERl"'ENING. INC KORIZ. SCAI..E!NA 1• >------<-- ,_____. 1~.ee•ES1DN=m'-l--=--+--III SOLAR ENERGY CENTER wn. SCAL£,NA co•sULTIMO E:No1•t:c1ta ~ I.AND $U~'EYON:. 1~1------+---l---l 11--"CALCS="-'-+--+--cc-ill------_;:._:=--"------,llt------11 1 1 17 2911t!SCJI.'Tli :·StllSTIUl.E'T'•VO&T1'1n.1.CE.FL<)IUO·" !4'.1111 111------4--~--l,'1-o-""~::::::::::.,.:.._-l-'•"-•-+'--.:.:>-'-'-'--.l I Joa Mo. 16-185 151 S't f'J.,..\Gl-,l!RAVD-IUEi.• ltLIAJ.T, :FLORJDA 34,94 • l'UON£ 772-464-lS37• l'AX nz...46,4""4?7 • ._ . ,cMflf..fP'fl • t,.TIIO.,l'IDUL '\CD111'1CA-:l!Ot":,),t.lON ,• 1------...__-1-- C1£C=•m::...+-=-•=-s+.=J-:....:ct--",11 SITE AERIAL 174 11 :....._...... _-~-...... -,~-- APAK>VEDi;_ ;i_,~iiii/ii~JP'iiiTiiiiiJiii-iii,-iii,iiil:ii'-iaiw'-...iiuiiiiii;;;;;;;...,ii••iiii-iiii• -iii

4TH STREET - -- - -

FPL HERITAGE SWTCHVARD (NIC) . : ncnoK 18 a H. TODIIDP 33 SOil'!'&, lliRGI 16 EAST lNDl&R :m,n 4;:a01'tJ, nmtm.i

ZONlNC: A-2 (J.GRICULTUIW.) LAND USE: AC-2 (J.GRICIILTUJW.) I VICINITY MAP , •...., •. Dt"IUIN 1U1 tl. TODSJIIP 1S SOtml. JWtGI 88 148T INDWi' mo COUNn, n.GltD.,l

OATE:3/0/2017 -REVISIONS- BY DA1t BY DATE t:9,,Mfl/.W FlELO BK./l'G. FPL BLUE CYPRESS HOfllt. SCAI.£: HA CULPEPPER l§. TERF"ENING, INC OESl

TO: Members of the Planning and Zoning Commission ~ FROM: Stan Boling, AICP; Community Development Director

DATE: March 17, 2017

SUBJECT: Planning Information Package for the March 23, 2017 Planning and Zoning Commission Meeting

For this meeting's packet, the following articles are provided:

(1) "Florida citrus forecast takes another 4 percent hit", News Service of Florida, March 10, 2017.

(2) "Analysis: The Cuba travel bubble is popping", Miami Herald, March 15, 2017, Fabiola Santiago.

(3) "Florida businesses created nearly 51,000 jobs in January", March 13, 2017.

(4) "Poll: 93% of Floridians believe travelers should be allowed to rent accommodations other than hotels", SaintPetersBlog, March 7, 2017.

(5) "Florida lawmakers reopen contentious vacation rental debate", Herald-Tribune, March 14, 2017, Political Editor.

(6) Treasure Coast Regional Planning Council memorandum "Autonomous and Connected Vehicle Presentation by Bath Kigel, President and CEO, Palm Beach North Chamber of Commerce".

(7) "Dying shopping malls are wreaking havoc on suburban America", Business Insider, March 5, 2017, Hayley Peterson.

cc: Board of County Commissioners (via e-mail) Jason Brown (via e-mail) Michael Zito (via e-mail) Michael Smykowski (via e-mail) Phil Matson (via e-mail)

F:\Community Development\CurDev\P&Z\ARTICLES\Articles for 2017\3-23-17 articles.docx Florida citrus forecast takes another 4 percent hit

University of Floricia researchers are exploring a new crop tt1at thoy hope could provide an alternative for citrus farrnert fighting citrus greening. It's hops.

JT t'\\. ... St-I"\ i&'l' .,, Huntla

lready on pace for its worst growing season in decades, F1orida's citrus industry has been advised its A orange harvest may be 4 percent lower than projected a month ago.

Mark Hudson of the f '. _:·. n,•p; 1111 ,1•1 I nf \1•.l'iu111v , .'s Agricultural Statistics Board, announced that Florida's citrus industry is now on pace to produce enough oranges to fill 67 million go-pound boxes during the current crop season.

The decrease is the third consecutive month the forecast has declined, going from 72 million boxes in December to 71 million in January and 70 million in February.

SA 'E NOW During the decade before the disease was found, the state's orange harvest annually topped 200 million boxes, with a high of 244 million boxes in the 1997-1998 season.

Meanwhile, grapefruit production dropped from 9 million 90-pound boxes in February to 8.9 million boxes in the March forecast. The outlook for grapefruit started the current season at 9.6 million boxes, down from 10.8 million boxes filled in 2015-2016.

This article is related to: l,.c:. D"r><1r -~1u 1t .;f Aqr1cu11~1re

AVE NOW> Analysis: The Cuba travel bubble is popping

TI1e s• •r:_1in~! iniornst in tho U.S. to visit Cuba raisr,·~ qu0Pt:c>ns of whether the isolated island nation i!'I n-.ady and willin[l. lh I .11 iul.1 S:iutiu~u ~.-faimi Hcr~ld

t the height of the Cuba travel frenzy, unleashed by the restoration of diplomatic relations and relaxed A U.S. travel rules, not a day went by without an onslaught of photos on social media of americanos cruising Havana in antique convertibles and puffing on cigars. The island was pronounced awesome, unique - a must see. The U.S.-born could buy an instant visa at the airline counter and hop on a plane to Havana for the weekend as if it were the Bahamas.

The rush had airlines and cruise lines salivating at the business opportunity. American, Delta, Southwest, JetBlue, Frontier, and Silver Airways began flying commercial to the island from Miami, Fort Lauderdale and Tampa. And on the seas, Miami-based Carnival Corp. launched the first cruise to sail to Cuba since 1961.

But the bubble is popping.

Despite the start-up fanfare, lofty pronouncements and bargain pricing, the roster of commercial flights to cities throughout the island didn't hold up for more than a few months. Two airlines canceled service, while others cut flights. And, after a year, Carnival is ending its Fathom line sails to Cuba in June. "Market conditions failed to materialize," Frontier Airlines explained in corporate speak.

It's Economics 101: supply and demand. And no, despite the cruise ship industry's new spin - adding Cuba ports of call is being heralded as "the next wave of travel to Cuba" - it's not going to fix the myriad shortcomings that tempered the initial enthusiasm.

Blame over the lack of greater demand sits squarely with the paranoid and repressive Cuban state, which fails to modernize politically and economically, no matter how much this country and the rest of the world opens up to it. There's no way off the revolutionary hamster wheel that doesn't let Cubans thrive. Repression isn't good for business.

In addition, Cuba made a huge strategic mistake in the way it handled the U.S opening.

Cuba banked on American tourists (a miscalculation for many reasons), the friendly Obama administration (term-limited), and a Hillary Clinton win when it should have been courting, not shunning, its base market - Cuban Americans - and making it easier for them to return home.

We have the innate interest, the purchasing power, and a multitude of reasons - including solely for the sake of helping fellow Cubans - to travel to Cuba frequently. Those flights to Trinidad, Cienfuegos or Holgufn might have filled up, but we don1t have the stomach for repression. And when the Obama administration, for good reason, posted the travel warning that Cuban Americans didn't enjoy rights as U.S. citizens on the island, it was the equivalent of a "Do Not Visit" sign.

On the other hand, while American travel providers were trying to entice customers with competitive pricing, Cuba began charging Europe-sized prices for third-world fare that comes with a heap of propaganda. Add to all that an infrastructure inadequate to handle the 615,000 visitors from the U.S. last year and it's not exactly the recipe for repeat visits.

Meanwhile, one thing hasn't changed. Cuba keeps harassing, beating, detaining, and jailing political opponents without trial, and when there is one, without a proper defense. A U.S. human-rights lawyer who attempted to help ended up in the slammer.

It kind of tempers the appetite for cultural exchange.

For the past two years, Cuban Americans watched Americans play in our homeland - and we moved on; so much to see in the world, so little time.

Turns out Cuba could've used our business.

Cuba fatigue. Now it's real for all.

This article is related to: C. ribl>Pr1n, Cuba, Crni5PS Florida busin.esses cr,~atecl ilearly 5 ~1~, 000 jobs in ~f anuary by Posted 3/13/2017 Updated 5 hours ago

BONITA SPRINGS, Fla. -Today, Governor Rick Scott announced that Florida businesses created 50,700 private-sector jobs in January, bringing the total number of new jobs added since December 2010 to 1,343,100. Governor Scott made the announcement at Herc Rentals Inc. which, thanks to the hard work of Enterprise Florida (EFD, is expanding its Lee County-based corporate headquarters, creating 122 new jobs.

Governor Scott said, "I am proud to announce that Florida's private-sector businesses created nearly 51,000 new jobs in January. In the last six years, our state has added more than 1.34 million new jobs with help from our economic development organizations likt> Enterprise Florida that fight for new investment all across our state. Today's announcement of Herc Rentals adding more than 120 new jobs would not have been possible without the hard work and collaboration of EFL Unfortunately, politicians in the Florida House last week voted to kill our jobs program-threating great jobs wins like Herc's expansion in Bonita Springs. We will continue to fight for jobs and ensure Florida remains competitive for major jobs wins that provide opportunities for Florida families.

For the 58th consecutive month, Florida's annual job growth rate of 3.6 percent is exceeding the nation's rate of 1.8 percent. In the last year alone, 260,600 new jobs were created by businesses across the state. Florida's unemployment rate remained low at five percent in January.

Cissy Proctor, Executive Director of the Florida Department of Economic Opportunity, said, "After a very strnngyear ofjob creation in 2016, Florida businesses are doubling down on their investment in new jobs. In January, more than 50,000 new jobs empowered Florida families to achieve financial security. Florida must build on the momentum of the last six years by continuing to support economic Jiversification and job creation opportunities for all Floridians."

Othe!' positive economic indicators induce:

• Private-sector industries gaining the most jobs in January were: o Professional and business services with 11,800 newjobs; o Construction with 10,700 new jobs, and o Trade, transportation and utilities with 6,700 new jobs. • Florida job postings showed 255,690 openings in January 2017.

• In January, Florida's 24 regional workforce boards reported more than 31,898 Floridians, including 1,352 veterans, were placed in jobs.

• Labor force increased by 251,000 over the year in January 2017, rising by 2.6 percent.

To view the January 2017 employment data visit www.floridajobs.org/labor-market-information/labor market-information-press-releases/monthly-press-releases. P 1ol1 : 9,3% of Floridians believ 1e travelers should b•3 allowed to rent accommodations other than hotels

Mar 7, 2017, 9:47 am

Floridians are showing the;r lov,e for vacation rentals.

A new poll frorn l\tiason-Dixon Polling & Researd1 showed 93 percent of Floridians believed travelers si1ould be a!lov,ed to rent accon1modations ether than hotels, like vacation rentals; a sign lawmakers could face opposition if they try to restrict the rig hts o·f homeowners to offer vacation rentals.

The Jacksonville-based polling firm conducted the poll of 6~J5 registered Florida voters by phone from Feb. 24 through Feb. 28. The survey, which was first reported by POL.ITICO Florida, has a margin of error of 4 percent.

The survey shc\1\/ed 61 psrcent of Floridians said state and local governments shoL:tdn't have the authodty to ban hon1eowners from renting <.'.>ut their private hon1es for less than 30 days. The poll found 65 percent o·f Southeast Florida voters and 63 percent of Centra! Florida voters said local governrnents shouldn't have the authority to ban homeowners from renting out private homes.

More than 80 percent of Floridians said they thought vacation ren tals are an important corr,ponent of the state's tourisrn industry. Nearly 60 percent said vacation rentals, like beach houses, were very important to the state's toudsn, industry; '.IVhile 26 percent said it '1Vas sornewhat important.

The survey also found 41 percent of Floridians said online platforms1 like Airbnb and Homeaway, help the Florida economy. Herald-Tribune

Florida lawmakers reopen contentious vacation rental debate

Tuesday Posted Mar 14, 2017 at 7:26 PM Updated Mar 14, 2017 at 7:32 PM

Committee approves bill that nullifies local vacation rental regulations passed since 2011

By Political Editor

-.... ,_ ,,_ ,._,,,_,,,,__ ,,,,_.,,.

TALLAHASSEE - A rolling, six-year conflict between Florida vacation rental operators and local governments trying to curb noise, trash problems and other complaints about rental houses revved back to life in the Legislature Tuesday, with the House advancing a bill that would ban cities and counties from enacting new rental restrictions.

The legislation, which cleared the House Agriculture & Property Rights Subcommittee after extensive debate, also would nullify any local vacation rental regulations approved since 2011, including ordinances adopted by two cities on Anna Maria Island.

Lawmakers are reopening a contentious debate that has seen multiple twists and turns since 2011, when the state first preempted local control over vacation rentals. Local governments pushed back and in 2014 the Legislature partly rolled back the preemption law, restoring some local authority over rentals. r ·• - --= -= - - - - -. "Since that bill passed we've seen an obscene amount of ordinances11 enacted by local governments, said Rep. Mike La Rosa, the bill's sponsor. "Which basically in my opinion is a property rights taking."

La Rosa, R-St. Cloud, painted a picture of government run amok since the 2014 rollback, pointing to everything from massive fines levied against rental operators to onerous code inspection rules and other regulations he described as "outrageous."

Florida League of Cities lobbyist Casey Cook warned against "legislating by anecdote." He said the local rental ordinances were developed with extensive public input and represent compromises between the various interests involved.

Representatives from a number of Florida beach communities told lawmakers that local governments need leeway to address community concerns about rentals.

Cari Roth, a lobbyist for Holmes Beach in Manatee County, said the city "slogged it out after 2014 with their community" to create a vacation rental ordinance they think is "reasonable." The beach community on Anna Maria Island limits vacation rental occupancy to two visitors per bedroom, among other restrictions.

"They think they've worked it out and they would like to just keep the law as it is," Roth told the committee.

Anna Maria Island has been a hotbed for complaints about vacation rentals. All three cities on the island have taken some type of action to rein in rentals in recent years.

The issue also has been particularly divisive in Flagler County north of Daytona Beach. Complaints about vacation rentals disturbing residential neighborhoods in Flagler helped convince former state Sen. John Thrasher to push through the 2014 legislation that restored the ability oflocal governments to enact rental regulations on a limited basis.

"We were beset with numerous problems in our beachside single-family residential neighborhoods," said Flagler County Attorney Al Hadeed, ticking off a film crew making a pornographic movie in a rental house.

Hadeed described some of the rental houses as mini hotels that should be regulated as such. The county is among a few dozen municipalities that have adopted new restrictions since 2014.

State Sen. Greg Steube subsequently looked into buying an investment house in Flagler Beach. The Sarasota Republican was dismayed to learn he could not rent the house out for less than six months. Steube is sponsoring the Senate version of the bill to strip local governments of the ability to regulate rentals.

The bill has not had a hearing yet in the Senate. It has two more committee stops in the House.

There was bipartisan support for the legislation Tuesday, and bipartisan opposition. The chair and vice chair of the committee, both Republicans, voted against the bill.

Rep. Holly Raschein, R-Key Largo, noted that when properties become vacation rentals they are not available for permanent residents and said there already is a shortage of affordable housing for full-time residents in the Florida Keys.

11We would hate to lose those protections," she said in voting against the bill. DRAFT Subject to Modifications

TREASURE COAST REGIONAL PLANNING COUNCIL

MEMORANDUM

To: Council Members AGENDA ITEM 9 From: Staff

Date: February 17, 2017 Council Meeting

Subject: Autonomous and Connected Vehicle Presentation by Beth Kigel, President and CEO, Palm Beach North Chamber of Commerce

Introduction

Council has invited Beth Kigel, President -and CEO of the Palm Beach North Chamber of Commerce to make a presentation on autonomous and connected vehicle use in Florida. Ms. Kigel recently published an article on the subject, which is attached for your review.

Ms. Kigel was appointed to the Florida Transportation Commission in January 2012 by Governor Rick Scott, confirmed by the Florida Senate, and subsequently reappointed for a second term in 2016. Her additional public service includes the Palm Beach County Criminal Justice Commission, the Palm Beach County Sports Commission, the Palm .Beach County Groundwater and Natural Resources Protection Board, and the Roger Dean Stadium Advisory Board. She has served as a Trustee and Board Member of area Chambers of Commerce, an Executive Committee member of the Economic Council of Palm Beach County, and the 2012 Chair of the William T. Dwyer Awards for Excellence in Education. Ms. Kigel serves on the Leadership Florida Board of Directors, and was elected to the post of Chair-Elect for 2016 - 2017. In 2015, she was appointed to the World Congress on Intelligent Transportation Systems Board of Directors. Recommendation

For information only.

Attachment By Bc:.h Kigd, Prosid<.':1t anc CEO, Palm Bcr:.ch Nort, Chamber of C:omme:·c:.'l and Horid.:: T ram:po1ta'.:ion O:immissbn<'!·

t national and globnl conferences, the tlirough our stat>,;. So, l"t 's louk at ou; nurr1lx-TS. cunvcbM.(or, is c!utaging roza~ing the role of The state ofFlorida is now the third mos: populous .A .those who serve lil transportattt'l'l departments state in the nation, at more than 20 mi!lion rc,;ident a departure from employed me-i:ilodologies thot ore well as consumers outside o~ ~~r tlte tr-.d•;tional appro.-.ch of"asset State, ,;ve move about 762 m1t 1on manageme:tt." collaborative with the to~IS offreight annually.' 1 h;, launch of Ubcr'li and Lct'i. look at our future growth .. I :rft's ridl: h,,i.iling i.ervices ahe;-\d of private sector. expectations: _qovemment policy is a prime example of the consumer • An additional 6 million rei!ity. the mind of the consumer (or puZ,lic). It is importanl to g1Weratc tru6t ano acccptanc~ ot these i.movatiol4. As the Benefits of fJ.V'/CV as Florida i'3rows author ofthis articl..:, it is my hope that the infonnation With the po'1Sibility of more pt0ple md freight on pre~nted can assist those of us that are immersed in Florida's roadways comes the conc,;:m ofmo1t.1 traffic uanspc,rta~ion technolop,y developments to eftectively congestion and, mo-rt imp,,r:Jlntly, the conoorn of more wmmunicate Ille b,mefi:-1 and realities to Florida's accid;:nts and fatalities on our roadways. consumers and businesses. Safety,. • T11e Prin111ry Incentive r~lorlda by the Numbers - f-l roJections The safety bene-fits of autonomollli and COlll1ected Economic activity is driven by the consumption of vehicles arc tile predominant factor driving policymakers goods and cervices. Florida's global competitiveneS11 and in Florida, nationally ond elobally to expedite testine. and the proliferation oicommerce depend 011 our ability to implcmcn~ing the.~ tcchno!ogie~ while not stifling the . efficiently moni J>Zople and goods effic;ootly inside a~d ( o•.tir,111...,1 on ~•--f,ag."! fleng.org JM:UARY 2017 I JOURNAL Florija Englr:ecrir:g Soc'.ety I 23

2 Whe r e Do Autonomous and Conr,ed ed Veihid es Fit In? continued from page 23

innova.ion through ovf.rre311lri.tion. e :;(:ff-driving cles, 8 t1 uck. In October, Ot~o movi:d a Moro than 3S,000 rood fatalities ol~, NB'! SA re!ca!.l:ld a lcdural Auwmaktl Vi.hicks driv-.:rs. With th,; r.ho1111.11;1: ofdrivurs (nearly S0,000 in Policy 1n Scpt.'m ber 2016 tn set an ini~ial fram-.'\\urk BJ1d 201 Sand grov.ing), the dri,l:ricss truck can provide great guidMCC. efficienc:es for the industry, ,-.i

Efjicl~ncy-TlwAdd~d Bt!.llejit A Key Challenge • Privac;y Md Sec:urity ,\dditional bt..'111:f\ts of drivl'rless vehicles a.--e the In order to .:ffcctively implementAV r,nd CV, redu.utfon in traff.c congestion and :acrcawd fuel the sharmg of data ii> vital. Ifone Jiiog was clearly efficiency. 25 per~t o!'congestion cv~ts rl'asuit !'rom emphru.i:.-e.1 through th.: recent Vm,ickntial hk-ction, it 10 traffic accidcnts. 94 percent of traffic accidents are due ¥. as the issue of cyber seet.rity. \\'hat some are calling to human cm'II'." ihe "Di~ital A~" and "Ritt Dam" othc;ri; arc calling a Whi!" lhe Google car and lu,y dwe\opment;, by auto "Date: Tsunami: fhe digital univer..e r(:J)l~nts all glubal manufactur.n such a!J Mercedes, Audi and TOllla have digital information shared in one year. "from 2005 to been at th<. fomfront fur private owner uso, innova~ions 2020, the digit,il univ"rse will grow by a fuctor of ~00, exist as wd l for autonomous vehicles tbt.t deal dirslCtly from i 30 cxs.bytcs to 40,000 .:xab1t~, or 40 ~moo with commc.rcc. Ii: the area of ride hailinf~ Ubt.r !llld gigabyte'!." 15 Lyft, aln:.:ady con!'ideroo disrupu,rs in the market, arc moving to drivtlfless vehlcles. Cher has alrelldy !aunched TIU! Dlgltul Universe: 50-1old G:'U','lth fro:n the !1eglnnlng of driverlome lies with tht. private savings,:, Plaioo.aing is b1..ing t..sted in various places, sector. .lie liSDm has iavited private industry to help but most notabli is fi\e achievement of thu 'Platoo11inr. bring cybcr s.x:uri!y solutions to the tabfo. The Fedttal Challenge issued by the Netherlands in October 20 IS. ,-\s Actomated Vch:cles Policy addresses ei.pect~ions in this caity as March 29, 2016, truck piatouns left Germany, a,-.:a by J'C\ferencing cxi~1ing guld.-linl's Ci.tublislted by the Swi;d~n and R•.;lgium and al'fivcd safely ir. Rotterdam on automotive indui;try and National Institute for Standards April 8, 2016. and 1echnologll'S. Although 1'.1ITSA has not yet proposed Uber, throu~h ittl acquisition of Otto, bas producul a r;.;gulalory ;,t1mdard, m1:111u!ilcturers and ..other entities"

24 I JOURNAi .. f'lorlda f:nglneerlng Society I JANUARY 2017 flcng.org

3 are held responsible. The Poli1.y also empbasi:.::es industry sharing. whereby :'.':IITSAencouragcs the repmting offield inciden'ts, tc--rting results, or any (lt!lcr relevant infonnation to the Autumotive Infonnatk,n Sharing and Analysis C'cowr (15iA(.;). falent and •ills that involve cybu: ::~curity an: c:3Sl:ntial in both the puhhc and privule St:ctors; hr)wever tite need for strong talent in the aroo of communications should !lot be overlooked. The ability to effectively communicale lo the pub/it is es:)ential to ·······- -·- __ ,. ···----···· not 0;1/y address privacy I s,,nTrax plt1nned !I/ Flurida Paly(.:chnk University in srcurity com.;erns, hut also to ge11rra/e h'Ufl in driver/cu Polk County solution.~. Source: https://jloridopo{ytiYchnit.org/news-itwnljdot tmd-pa;·1A1:r:rhip-fiorido-poly-develop-.nmtraxl r:1orida .. ?aving the \'+lay ------·------··---- Florida is uniquely positioned to in;plcmeut auronomous and conn,.;ctoo v1.:hicic.s while addrcssin~ to emerging O!)portunitk:i and iHues that arise. key concerns and regulating appropriately. Policymakers Several of Florida's univ~rsitics ar;.; engap;ud in are paving tlie way for innovation, wlllk the F!orida hy rusearc:1 g~crating findings and l'eports that l>cnartmc:nt ofTransporution (FOOT) has employul serve t.> accelerate implcmentrtion. Additicnally, methodologies that are collaborativ;: witt tho private a transportation tl::chnolOf!Y t~ting facili.t); celll'd sector. Iii.re are just a few example.<: ofFlrrida'~ rrogrfss; SunTrax, is being built a~ florida Polytechnic • Lctislation: Fk,rida was th~ 2'-' state to unact t:niversity to test •iarious ITS lechr.ologfos kgislation authorizing ws,ing ofautomated culminatirtR in autonomoWi and connected vehicles and in 2016 the legislature opcnoo the v.:hicle testing. door to the testing ofDAl P and hecan:.e the first stat1.: to allow driverless vehicle pu!>lic roads ., ~uppo1't of the Jlusfness Community: The without a driver oohi=ld th.: whwl. Th..; 2017 collaboration of ¥DOT and tl1e Fiorida Chamber :iession promises :.o contru;c th~ momi.ntum. oft :ommerce foundation hn led to annual transportation summiti1 led by the b11:.ines!t • Floric!.a Autonomous V£hicle Initiativt: Begun community, as well as innova:ions in m1:bility th by FDOT, tbi"i initiative recently hel

4 Where Do Autor1omous and Connected Vehicles !Fit In? continued from page 25

mar.agcment, government senrices, etc. Envision the day 'U.S. D~~rhm:nt of"i'ran~p,lltation Nruior.•11 Hip,\wll}' Tratfic Sllfet> Admlniflratioc,. Scptanber 2016. PN/f-r·!I A11tont~"'1 lt:hicln Policy. p.5. that IIIl app will notify )OU of th~ be:,;t mode (or multiple modes) of transportation for you trJ ge'i. to your destinttio~ 'Flori~ Hil)hw11y Stlety and Motoc Vehicles. Octob:7 23 2016. based 110 a knowioogc ufyour personal preferences. All fl'af/ic Croah J-'ai:1~: :inn111J/ Report 2015. •J.3. of these are in the; procc!ts of being dovcloped, and callJ'ot 9 be ind.uded in this artic!e, but they are c.}rtainly worthy U.S. 1 >:,artm,mt ofT13nsporta1ion. 201•!. V2V: C'.!11's C:or.imunicatlny, to Prev~ Crash-is, ncaths, Iajurie:.. Rctrlcved Dec. 21, 20:6 (h!!JrdL ofexploration. Wu arc truly in !he ag~ of an i:movation ID~1"...L~a.t.. ~w !.Lit.i11~1~1en1~ economy. In order for florida to ctfectivdy accomrcodatc '.lt!cl~'Hl~:J:!S;.if•J!!lii,i~) our anticipated growth, and R;main tlobally c01r.pctitivc as a dostinatiGn for r.l.Sid..:n1s, vii;itors and businesses, it is '''U.S. O,.partm.:nt of'Tr..!mportation Felie:-cl Hifhway Admii:~trntlon. essential to continue to cnl>t-acc this innovation. 2015. Traftic C.:ongestion ::.•-d Reliability: T;-cnds and Advanced ~lrill-,'!!:~, ror Cong..i:lion Mitigatfun. R.:t1i-;Vl:( l lJ;J(;. 2 j , 21) 16 ~ OJ)s,fbwa,dor gowrn11rr.{SIJmL3!LCl(l~::~e-$'.l'ivll.-qi''. ,mao ,h1rn) Refci:-cnces 'lJnilec Slalcs (;=iu~ Bureau. :m:6. QuiclcFact.s 1-lorida. Re;trie.-ed 11U.S. Dc;pr;::tm.. ~ 1t ofTnnspo11ation 1'atio:1el Uiphway 1 r;.ffic Safety 0-~. ?.l 2016 (www.crr;$Js ,.Q\ 11jUiclci'tCtr/ll\blr{eEIQ. S11 ',q:?) Admirliirtr.1tion. S.,ptt.mbcr 2016. F,'fhrr.l 4uto111Qfr:,/ lel,;cfti Policy p.S.

'Visi~llorid..l. 2016. Racarch. Re,rieved l'\.:c. 21, 2016 l~F!c1ricfa Drp.,ronMf (',fTran!IY!ol'°'ltion. 1996--2016. PY~:r,ht Mo\·e~ ~tfipi::sfa.rm i !r;t;~ -'il, P5.e.~,rc~I) flc,r..!o:. R1,1riev.:d Dec. 21, 2016 Cwww frd0 htmoy,:sflorid11.rom)

sFlorid:, O.!;'!t''1m•'nl ofTranspomition. 1996-20!6. Pre:r;i1t Nfot.:s '3Anlcricu, ·.aansponation ;le$earch ln:ititull!' May 2/ 201:>. New Florida. Rcltfavt.tl Dee. 21, 2016 (~.ftci.~oV§flprjda,com) Re.,e,rch A.<1Sess1,;s Polmlt:al for Drivr:-Assi~tive Tru<.k Plalo1>:dllf. Rctri.n'~d Dec. 21 ~016 (»W\YA!t':0n]i11<-.~'J.O!~ '.'.'.J/1i.iat 'Flo:ida Chtmbcl o:·comn~:cc. 2016. 1-lorit:: i'utureCast. Ret,;ieved ~~~~'!llial:,fj)fY'.,l.i.U'l'-.t'ng• Jndu1fry. p.22. Run Tables. Reu;evi.d Dec. 21, 2016 ()~\\:..ei!tl'Jat"Jl.u..'1.<.;.cnt!lnll oont'~tt~YP.~cMomiclftorldef'.C!l.!!Pmi2rewltsionerun pelt) "Ga11ll'. John and Rc1itsel, David. December 2012. •· fI:iE l.)[(iITJ\L l INIVERSE lN 2020: Uig Us:-.., Bigger Uigitai Shadows, 11,11, ;mgg,.;st •Florida Deparlm(.11t o;Transpo'1alion. J;ily20I~. /-1(11'/Ja Growth h the r-'lr J':t'le . p.1. mr IVIFW. Retrievoo P.l!C. 22, 2016 iru11JJJ01tati<»: 1'nmds and Conditioni,~: 1ht~I Demand-frade {bnps;/,www.<;rnc com.·~!!!lmra!'anib:~:n~1h,J-dicital- and rreight 'l>-m11portC1lion Demand p. 18. ketrieved ~.11, 201( 1111i~.;;-in-2020.pd0 (~!.W 1J..~py/plann/ni(tr:·ild,ttc-n;,prt1m.i::;b!.llllt)

About th~ Author: Beth ttig,;;:I j'; h: l}tr.::;d11•1l .we (FO •Jf li~~ F:!•1•1 p,,-ri.tdt Nurlh ni:m 1I mi of ( \Jir:ner:e v•/hl' r-,~!e t,1;m 10 year-. of exprr.cr...::c ser·1.ng the pi.;h11c re, ~cr. S!-!th Qet,n hi!" .:.. re~r ;i., .i r,-,rpm.nc mpr'l!~nt.lti\/(! ;r. tr11.; t•.!lt!f.nm111111'1u 1linn'> ,m It. ••'''.l :rn·• ,!~Ci almoc;t rxd1;.":l"v\·:h,, O'l ~W,'lln ient Stic.c C~r1)1,:1swi··. tltt' i'al~ P.oach Cmir1ly '-~1rti (i..)Ol'l"liSsior:, the Pal~· ~ca<.h ,_::o,~~11.y <~toi.1mJw.. tct ·arit! NctLJ.>iit: R1t~Xl"'' ,~,; r'mtc.-c 'it~l i\c>,,...ti, !".f!'-'\le\ o~, ! he !. eac.icrshir, Horida Bn.u•ri ·:,f D'iC\.tor.. ':Ind Wc1'i elf,,, It"I i 10 lil~ !')-"'it oFCrir f'E>.t.'t. fer '.IOl 6 - :,o 17 In ?.DIS, 1St~t:I-. wa~ a~;p<,1.1tE:CI t,o Thi:: ,/i(,rld Can~ros;. 0:1 lr:elligenf. Ii ani:.-otta-aoo ~r,te.'Tls t.1oarc

20 I JOURNAL Florida Engineering Society I JANUARY 2017 fteng.org

5 B-usI.NESS INSI~DER. Dying shopping malls are wreaking havoc on suburban America

HAYLEY PETERSON ~--' '..._ : MAR. 5, 2017, 7:30 AM

DE/\. TH., SUBURBIA

Rolling Acres Mall in Akron, Ohio, opened in 1975 to great fanfare as the premier shopping destination for the surrounding community.

But customer traffic started to slow more than a decade ago, several department stores abandoned their leases, and the mall began to fail. It lost its last store tenant in 2013.

Over that period, the mall was the scene of several crimes. A homeless man was sentenced to a year in prison for living inside a vacant st'lre, another man was d i1-: tru.;mcJ tiyin~ to o;tt::-

The mall was still vacant last year, and it remained a safety concern - the mayor of Akron instructed Rolling Acres Mall in Akron , Ohio. wsidf':nts in July to "stay clear of the area." The city began the process of demolishing the rotting shopping center in late October.

Like Rolling Acres, shopping malls across the country are dying, and, in some cases, leaving jobless communities and rotting buildings that are hotbeds for crime in their wake.

Dozens of malls have closed in the last 10 years, and many more are at risk of shutting down as retailers like Macy's, JCPenney, and Sears - also known as anchor stores - shutter hundreds of stores to staunch the bleeding from falling sales.

The commercial-real-estate firm CoStar estimates that nearly a quarter of malls in the US, or roughly 310 of the nation's 1,300 shopping malls, are at high risk oflosing an anchor store. Many storefronts in the struggling Regency Square Mall in Richmond, Virginia, have gone dark.

_'J ,~-in.·ssfn~ider/Ha11ley Pemrsan

When anchor stores close, it can be hard to find businesses to replace them, because they occupy the multistory buildings at mall entrances that are often at least 100,000 square feet. If no replacement tenant is found, the loss could trigger a decadeslong downward spiral for the shopping mall and surrounding communities.

"The communities wither away, and they never come back," said Howard Davidowitz, chairman of Davidowitz & Associates, a national retail consulting and investment banking firm headquartered in New York City.

When anchor stores are boarded up, traffic to the retailers in the middle sections of malls tends to decrease. That has been happening at shopping malls nationwide, and now many retailers are going out of business and closing their stores as a result.

Within the last couple of months, several mall-based stores - including American Apparel, Abercrombie & Fitch, The Limited, Bebe, BCBG, and Wet Seal - have announced mass closures. MALLS ACROSS AMERl1 CA ARE AT RIS:K OF CLOSING

ISO

150 334 malls that qualify as C & D rated are at high risk of closing 120 ------,

IJO

0 A++ A+ A A- B+ 8 B· C+ C C· 0

i> USl N L~S IN SIDi:J{

The process of a shopping mall shutting down is slow, often over the course of a decade or more. As stores are boarded up one by one, shopper traffic slows and crime in the area tends to spike, Davidowitz says.

"Malls are big, big contributors to city and state truces, jobs, and everything," Davidowitz said. "Once they close, they are a blight on the community for a very long time."

Kevin Zent, 59, of Memphis, Tennessee, said that crime is a huge problem at malls near his home and that he no longer shops at them as a result.

"Cars are keyed randomly in mall parking lots, and there is not enough security to provide the level of safety a family wants while they are at the mall," he told Business Insider. Rolling Acres Mall in Akron, Ohio, in 2014.

_Vir:.~olus ti:ckhart

There were 890 reported crime incidents at one Memphis-area mall between January 1, 2012, and July 15, 2015, according to an investigation last summer by the locru ~BC affiliate WMC 4\ction News. Zent said he believes that crime is the biggest reason mall traffic has declined in the last decade, though many analysts attribute those declines to shoppers' changing preferences and the rise of online shopping.

Studies show that Americans are increasingly choosing to spend money on technology and experiences like vacations over apparel. When they shop for clothing, an increasing number of them are going to discount stores like TJ Maxx or ordering from /•.mazon.

"The shopping that used to be done in the mall is now at Family Dollar, Dollar General, Dollar Tree, TJ Maxx, and Walmart," Davidowitz said. The food court at Regency Square Mall in Richmond, Virginia.

B !Sin.-ss InsUer/Hayfoy P.-tcrsan

_Along with potential upticks in crime, dying malls can lead to building vacancies in the areas immediately surrounding them.

For example, Regency Mall in Augusta, Georgia, closed in 2002. Fifteen years later, most ofthe properties along Gordon Highway where it's located are also vacant, according to WJBF. This has made it difficult to persuade developers to consider renovating the mall.

In best-case scenarios, malls will redevelop anchor spaces and find tenants able to pay even higher rents, like restaurants or apartment complexes. The likelihood of this outcome is much higher in affluent urban areas.

Two developers are trying to make this kind of redevelopment happen at Regency Square Mall in Richmond, Virginia, which has lost more than a dozen tenants and two Macy's stores over the last several years. The mall's JCPenney and Sears stores remain open, but multiple stores in the middle of the mall have gone dark. A former Macy's entrance at Regency Square Mall in Richmond, Virginia, now features a boarded-up wall and a vending machine.

BusinPss T:,~;a,,,·/Hayley Peterson

The developers that own the mall have proposed a $35 million plan to raise the roof of the former Macy's buildings to make room for a possible movie theater and trampoline park.

Mark Slusher, senior vice president of Thalhimer Realty Partners, which owns the mall with The Rebkee Company, explained the idea behind the proposal at a recent meeting with local government officials.

"The buzzword is experiential retail," Slusher said, acl!oruing to The Kichmo:aJ Times-Dispatch. "We are trying to create a new experience and bring people in, to attract them to the Regency experience. What that means is we need theaters and craft breweries and restaurants and trampoline parks and laser tag - things that people can experience in real life to compete with the internet. That's becoming our big competitor now-the web. We want to give people real life experiences." X