Item M02
BOARD OF COUNTY COMMISSIONERS
AGENDA ITEM SUMMARY
Meeting Date: Mav 19. 2004
Division:
BOCC
Bulk Item: Yes
No-L
Department: DISTRICT 5
AGENDA ITEM WORDING: Approval to send a resolution to Governor Bush and DCA to
insure that the Florida City DRI does not impact the evacuation times out of Monroe County
ITEM BACKGROUND: Development of 6,000 residential units, 300,000 sq. ft of retail
space, 90,000 sq. ft of office space, an 1,800 seat theater and a 240 room hotel adjacent to
Card Sound Road and US 1 will adversely impact evacuation times of Monroe County
citizens and visitors during a major hurricane threat. As Monroe County is an area of critical
concern, the Governor of Florida and DCA must not allow development in Dade County that
impacts Monroe in a way that will create a dangerous choke point at the intersection of SW
352nd St. and U.S. 1. This project could also impact Monroe County's ability to implement
workforce housing in agreement with the 28:20 rule and the comprehensive plan as agreed
to with DCA Secretary Colleen Castille.
PREVIOUS RELEVANT BOCC ACTION:
CONTRACT/AGREEMENT CHANGES:
STAFF RECOMMENDATIONS:
TOTAL COST:
N/A
BUDGETED: Yes
No
COST TO COUNTY:
SOURCE OF FUNDS:
REVENUE PRODUCING: Yes
No
AMOUNTPERMONTH_ Year
APPROVED BY: County Atty _ OMB/Purchasing _ Risk Management _
DIVISION DIRECTOR APPROVAL:
~ S.~
MAYOR~YE.NELSON -
DOCUMENTATION:
Included X
To Follow_
Not Required_
AGENDA ITEM #~--
DISPOSITION:
RESOLUTION NO.
- 2004
A RESOLUTION OF THE MONROE COUNTY BOARD OF
COUNTY COMMISSIONERS EXPRESSING CONCERNS
TO THE GOVERNOR AND CABINET ABOUT A LARGE-
SCALE MIXED USE DEVELOPMENT IN SOUTH MIAMI-
DADE COUNTY, PROPOSED BY ATLANTIC CIVIL, INC.,
REFERRED TO AS THE FLORIDA CITY DEVELOPMENT
OF REGIONAL IMP ACT (DRI), AND REQUESTING THAT
THE FLORIDA DEPARTMENT OF COMMUNITY
AFFAIRS NOT APPROVE ANY ELEMENT OR PHASE OF
THE PROJECT THAT MAY ADVERSELY IMPACT
MONROE COUNTY AND UNDERMINE THE COUNTY'S
ABITLITY TO FULLY MEET THE COMMITMENTS OF
ITS PARTNERSHIP WITH THE STATE OF FLORIDA TO
REVISE RULE 28.20, FLORIDA ADMINISTRATIVE CODE.
WHEREAS, Atlantic Civil, Inc. proposes to develop 1,465 acres of a 3,187 acre tract
located approximately at the junction of Card Sound Road, U.S. 1 and the Florida's Turnpike in
south Miami-Dade County, hereinafter called the "Florida City DRI"; and,
WHEREAS, the proposed Florida City DRI development consists of 6,000 dwelling
units, 300,000 square feet of retail, 90,000 square feet of office, an 1,800 seat theater, 240 hotel
rooms, a Kindergarten to 8th grade school, a high school, and 60 acres of parks to be developed
over a ten-year period; and,
WHEREAS, the proposed development requires approval as a Development of Regional
Impact under Chapter 380, Florida Statutes; and,
WHEREAS, the subject parcel requires amendments of the Miami-Dade County
Comprehensive Development Master Plan Future Land Use Map (FLUM) and, the 2005 Urban
Development Boundary (UDB), as it is located outside the 2005 Urban Development Boundary
subject to compliance review under Chapter 163, Florida Statutes; and,
WHEREAS, a significant amount of vacant, developable land already exists with
existing or programmed infrastructure and public services within the existing UDB north of the
subject development to easily accommodate the demand for tens of thousands of new dwellings
and large scale commercial, office, and other non-residential development in South Miami-Dade
without having to expand the existing UDB further towards the Florida Keys and
environmentally sensitive lands; and,
WHEREAS, an expansion of the UDB will only further encourage urban sprawl and
leap-frog development, and the additional loss of valuable, irreplaceable agriculture lands and
open space in Southwest Miami-Dade County; and,
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WHEREAS, the expansion of the 2005 Urban Development Boundary will lead to
further requests to expand the Urban Development Boundary (UDB) in Southwest Miami-Dade
County to the further detriment of Monroe County and the fragile Everglades, Florida Bay,
Biscayne Bay, and Florida Keys ecosystem; and,
WHEREAS, the proposed development, which is all located within the 100-year flood
plain, has potential adverse impacts for the full implementation of the Everglades Restoration
Plan as it may well change the existing flood water holding capacity of the area, and the historic
drainage and flow patterns of surface water to the Everglades, Florida Bay, and Biscayne Bay;
and,
WHEREAS, stormwater from such development could lead to increased stormwater
pollution loading into Florida Bay and the Everglades, further degrading the quality of water
surrounding the Florida Keys which is vital for sustaining the commercial fishing and tourism
economy of the Florida Keys; and,
WHEREAS, the proposed development is in a location approximate to the Florida Keys
Aqueduct Authority's well fields that provide Monroe County with its primary source of
drinking water and may have potential detrimental impacts on the yield capacity of this well
system, which is already severely constrained; and,
WHEREAS, the project is located within an area recommended in the Miami-Dade
Hurricane Evacuation Plan for evacuation during a Category 2 or greater hurricane; and,
WHEREAS, the proposed development will utilize SW 360th St. to create a main exit
point at the critical junction of Highway 1 and Card Sound Rd, which is the sole hurricane
evacuation route from the Florida Keys; and,
WHEREAS, the loading of additional evacuation traffic from this proposed development
at this critical road junction may detrimentally place the safety of the persons living and visiting
the Florida Keys at much greater risk by increasing hurricane evacuation times and the
possibility oflife-threatening traffic jams during evacuation; and,
WHEREAS, future development in the Florida Keys is directly tied to the time necessary
to evacuate the Florida Keys, as evacuation is mandatory for residents and visitors for any
Category 3 or greater hurricane; and,
WHEREAS, under the current Hurricane Evacuation Model, the Florida Keys are
already over the 24 hour standard that is required by the State of Florida and the County's Year
2010 Comprehensive Plan; and,
WHEREAS, increasing the evacuation times for the Florida Keys resulting from the
impacts of this development may even further limit the development of the Florida Keys in a
manner that detrimentally impacts the Florida Keys economy and the capabilities of the County
and its municipal governments to acquire environmentally sensitive lands, provide needed work
force housing, and generate sufficient revenues to fund wastewater improvements to meet the
stringent 2010 wastewater treatment standards mandated by the State; and,
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WHEREAS, the Monroe County Board of Commissioners is concerned that such an
adverse impact may jeopardize the ability of the County to fully meet the commitments of the
partnership that the County recently entered into with the State of Florida to revise Rule 28.20,
Florida Administrative Code governing the Florida Keys Areas of State Critical Concern;
NOW THEREFORE BE IT RESOLVED BY THE BOARD OF COUNTY
COMMISSIONERS OF MONROE COUNTY, FLORIDA, THAT:
Section 1: The intensity and location of development proposed under the Florida City DR! may
have significant adverse primary impacts on the Florida Keys in terms of hurricane evacuation,
potable water supply, the Everglades Restoration Program, and Florida Bay and Biscayne Bay
water quality.
Section 2: The project will only further encourage and induce additional urban sprawl in South
Miami-Dade by expanding the Urban Development Boundaries eventually leading to the
elimination of the last acres of open space and agricultural lands remaining in South Miami Dade
County and placing even further unnecessary strains on the viability of the Everglades and
Florida Bay ecosystem.
Section 3: If approved as proposed, the project and similar large-scale developments already
occurring unimpeded in South Miami-Dade County may well threaten the County's long-term
ability for sustainable development in terms of providing economic and housing opportunities for
residents without compromising the biodiversity of the natural environment and continued ability
of the natural and man-made systems to sustain livable communities in the Florida Keys for
future generations.
Section 4: The County representatives to the South Florida Regional Planning Council and
County staff have been directed to monitor the DR! review and approval process for this project
and will provide specific input on the final DR! application and supporting amendments to the
Miami-Dade County Comprehensive Development Master Plan Future Land Use Map and 2005
Urban Development Boundary; and will provide specific recommendations to the South Florida
Regional Planning Council, Miami-Dade County Commission, and other appropriate governing
or advisory bodies.
Section 5: The County has submitted a resolution to the Florida Department of Community
Affairs, South Florida Regional Planning Council, and Miami-Dade County Commission
identifying the County's concerns and issues and requesting that they be fully addressed by the
applicant in its project assessment for the DR! and applications for amendments to the Miami-
Dade County Comprehensive Development Master Plan Future Land Use Map and 2005 Urban
Development Boundary.
Section 6: The County is extremely concerned that any adverse impacts on the County's
hurricane evacuation times and potable water supply may result in further reductions by the
State of Florida on the number of permits that the County may issue, severely limiting the
County's capability to provide affordable housing and acquire significant upland habitat. Such
negative consequences would undercut the County's ability to meet the commitments of its
partnership agreement recently entered into with the State of Florida to revise Rule 28.20,
Florida Administrative Code.
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Section 7: The County requests that Florida Department Community Affairs in reviewing this
proposed project and associated comprehensive plan amendments under Chapters 163 and 380,
Florida Statutes, fully consider the possible adverse impacts on Monroe County, particularly on
hurricane evacuation times, potable water supply and Florida Bay and Everglades water quality.
Should any potential significant adverse impacts on Monroe County be identified in the review
process, the County requests that the project and associated comprehensive plan amendments
either be modified to mitigate any adverse impacts or be denied.
Section 8: The County Administrator is requested to send an executed copy of this resolution
to the Governor and Cabinet and the Secretary of the Florida Department of Community Affairs
requesting that the State of Florida fully address the County's concerns as expressed in this
resolution.
PASSED AND ADOPTED by the Board of County Commissioners of Monroe County, Florida,
at a regular meeting of said Board held on the 19th day of May, 2004.
Mayor Murray E. Nelson
Mayor Pro Tern David P. Rice
Commissioner George Neugent
Commissioner Dixie Spehar
Commissioner Charles "Sonny" McCoy
(Seal)
MONROE COUNTY BOARD OF
COMMISSIONERS
Attest:
By:
Clerk of Court
Mayor
(Seal)
County Attorney's Office
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DRU.OCIJtion.Map.pdf Source: EAS E
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QUESTION 10 - GENERAL PROJECT DESCRIPTION
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Proiect Description
As shown on the Location Map the Subject-Property is located east of US-1 and north of
Card Sound Road in unincorporated Miami-Dade County. The Subject Parcel is
bounded on. the north by SW. 352nd Street; on the east by SW 149th, 152nd 156th
Avenues; on the south by SW 376th Street, predominantly; and, on the west by SW
167th Avenue.
The Subject Parcel consists of approximately 1,465 acres and is portion of
approximately 3,187 acres owned by the Applicant. The Subject Property includes a
250-acre lake and some mitigation for past fill and mining activities. The 1 ,845-acres
owned by the Applicant outside the DRI boundary are controlled by mitigation
conservation easements and cannot be developed.
Approximately 123 acres of outparcels are encompassed within the DRI boundary
including a parcel owned by FP&L which extends eastlwest through the parcel.
The Property has been heavily impacted by p~st and present agricultural activities, as
shpwn on the Aerial Photograph. The entire subject property is located within the 100-
year flood prone area and is designated Zone A.
Notes. GLA - Gross Leasable Area. GLA IS approXImately 85% of GFA (Gross Floor Area) for office and retail
uses. Therefore the GFA equivalent is approximately 15 percent greater than shown above.
. Development ProQram
The Applicant proposes development of the following mix of uses:
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Table 1
Florida City DRI
Proposed Development Program
Land Use Phase I Phase II Total
2005 - 2010 2011 -2015
Residential .
Single Family 2,100 du 2,100 du 4,200 du
MUlti-family 900 du 900 du 1,800 du
Retail 120,000 sf 180,000 sf 300,000 sf
Office I 30,000 sf 60,000 sf 90,000 sf
Theater - 1,800 seats 1,800 seats
Hotel 120 rooms 120 rooms 240 rooms
School K-8th Hiah School
Parks 60 acres 60 acres
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The project will be developed over ten years with build-out occurring in the year 2015,
ten years after the issuance of a Development Order (DO).
Fe
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Florida City DR!
Pre-Application Conference Summary Materials
February 2004
Page 3
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QUESTION 21 . TRANSPORTATION
Florida City DRI is a proposed mixed-use development with the characteristics of a Tl'aditional
Neighborhood Development environment. The project will be developed in 2 phases. Buildout for
Phase I is anticipated by 2013. Project buildout is anticipated to occur by the year 2020. The
proposed development program is shown in the following table.
A transportation methodology meeting with all the review agencies will be held as part of the Pre-
Application Conferenc~. The intent of this transportation methodology is to establish the approved
methodology and assumptions that will be used as the basis for preparing Question 21:
Transportation, of the Application for Development Approval (ADA) for this Project.
Study Areal Exlstina Roadwav Network
For traffic analysis purposes, the preliminary study area for the Project will be bound by Campbell
Drive (SW 312 Street) to the north, the Miami-Dade/Monroe County Line to the south, Allapatah
Road (SW 112 Avenue) to the east, and Redland Road (SW 187 Avenue) to the west. The study
area is shown on Map J . Transportation Study Area.
The roadway segments to be analyzed will be subject to the measurement of the Project's
significant impact. According to DRI rules, "significant impact" is measured as development traffic
volumes consuming 5% or more of the roadways Service Volume (as described in the
corresponding section).
For roadways (and Intersections) under study, the following conditions will be analyzed:
· Existing conditions.
· Future conditions without the project.
· Future conditions with the project.
1. Existing Traffic Counts
Consistent with the adopted practices of the Miami-Dade County Comprehensive Development
Master Plan (CDMP), PM peak period average annual traffic conditions will be analyzed for all
scenarios. For purposes ofthis study, 2004 will represent existing traffic conditions. Existing traffic
counts will be obtained from the Miami-Dade County Concurrency database, the latest available
Miami-Dade County and Florida Department of Transportation (FDOT) traffic count volume data,
recent transportation studies in the area, and, where necessary, 24-hour machine counts and/or
peak hour intersection turning movement counts to be taken by David Plummer and Associates.
Counts taken between 2000 and 2003 will be adjusted to 2004 conditions using the area
background traffic growth rate. When needed, existing traffic counts will be converted to directional
peak period counts by applying actual "K" and "0" factors published in the Miami-Dade County
Concurrency worksheets.
2. Level of Service Standards
The Level of Service (LOS) standards adopted in the Miami-Dade County CDMP will be considered
the required minimum LOS for all roadways.
Florida City DRI
Pre-Application Conference Summary Materials
February 2004
Page 22