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Posts Tagged ‘zoning’

I can’t tell you how many times people have asked me if Bee Heaven has a farm stand where they can get fresh veggies, or if there’s a place serving local food. Now, finally, it looks like Redland is going to (officially) catch up with what family farmers in other parts of the country have been doing all along. Say hello to agri-tourism!

On March 2, the Miami-Dade County Commission passed three ordinances that would allow zoning changes (effective date March 12) to permit a distillery, bed and breakfast establishments, and value-added products made from locally produced agriculture (think jams, jellies, pickles) and other ancillary uses. Farmer Margie wrote about the ordinances on her blog, and even made the trip downtown to listen to the commission meeting when the ordinances were passed. (You can download the final text of the ordinances here here and here, and read them for yourself.)

Once related laws and regulations are sorted out, expect to see more farm dinners, more local products to eat and drink, more farm stands, and unique places to stay on farms.

Read more about this in The Miami Herald:

Redland farmers get ready to grow agri-tourism

BY LAURA MORALES
llmorales@MiamiHerald.com

Glenn and Christina Whitney are trying to decide how to expand their five-acre Redland farm and produce market into a tourist destination. Should they set up a microbrewery? Open a bed and breakfast? Increase their stock of U-pick fruits and vegetables in small hydroponic planters?

“We don’t close during off-season so we could do a lot more here,” Glenn Whitney said.

With the county pushing to create an agri-tourism hot spot in southern Miami-Dade, the couple could do any of those things.

Concerned about the mounting pressure on growers over the past decade to sell their land for urban uses, county officials have made it easier for those with small farms to attract visitors by emulating the tourism cachet of California’s Napa Valley and New York’s Finger Lakes region.

“If the owners can make money and create jobs, they’ll be more prone to keep their land in agriculture,” said Miami-Dade County Commission Chairman Dennis Moss, whose district includes part of the Redland community.

Moss and eight other commissioners sponsored three recently approved ordinances that loosen restrictions on small-scale commercial ventures within the farms. The measures allow small wineries, breweries and distilleries that make drinks from produce grown onsite as well as bed-and-breakfasts with up to six guest rooms.

 Growers also will be able to buy each other’s fruits and vegetables and sell products made from them. The measures apply to all unincorporated agricultural area of the county’s southern reaches and to smaller pockets further north.

Read more: http://www.miamiherald.com/2010/03/23/1542315/redland-farmers-get-ready-to-grow.html

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Anderson’s Corner doesn’t look like it will last much longer. It’s depressing to drive by there and see it all ramshackle and rickety, instead of restored and vibrant. I doubt if the current owners, who are struggling with upkeep, will be able to hold on much longer if they are going to get fined $500 a day. This might be the tipping point. Anybody out there with deep pockets who would like to help save this property?

The word was that the new bed and breakfast ordinance, which was drafted this summer with input from area growers, has gone to the county commission for a vote — but it has been pushed back and pushed back on the calendar. No telling when it will come up for a vote. It was supposed to in October, then in November. A yes from the commission will allow growers to add commercial kitchens and farm stands, and to legally to make and sell value-added agricultural products — jams, cheese, dried fruit, pickles and the like — in addition to the bed and breakfast provision. This new ordinance will essentially promote agritourism, which will allow the farmers to stay in business.

Anderson’s Corner, as photographed by Tim Chapman of the Miami Herald.

Redland’s Anderson’s Corner store at center of historic preservation battle

Miami-Dade officials have cracked down on the owners of the vacant, 100-year-old Anderson’s Corner general store in the Redland to prevent `demolition by neglect.’

BY ANDRES VIGLUCCI
aviglucci@MiamiHerald.com

The Anderson’s Corner general store, a modest, two-story wood-frame building on a corner in the rural Redland, doesn’t look like much. The white paint is peeling, porches sag, shattered windows are boarded up, and the Dade County pine siding is badly splintered where a hit-and-run motorist took out a chunk of wall last month.Yet the long-vacant country store, built around 1911 by a Redland pioneer, is one of Miami-Dade’s oldest and most resonant buildings — and also one of its most endangered.

And now it’s a test case in a county effort to boost enforcement of an ordinance meant to save historically designated buildings from what is happening to Anderson’s Corner, a phenomenon commonly described by preservationists as “demolition by neglect.”

“It’s sad to see these things happening, especially to a building that important,” said Kathleen Kauffman, Miami-Dade’s historic preservation officer. “And we don’t have that many wood-frame buildings left, period.”

Kauffman has cited the property’s longtime owners, Brian Simmons and his wife, Jessica Olsen, for failure to maintain a designated historic building. If the owners don’t make repairs sufficient to halt its deterioration, they will be fined $500 a day until the deficiencies are corrected.

Recently, the owners organized a cleanup, removing accumulated trash from the property and resealing boarded-up windows that had been forced open.

But Simmons said that he and his wife, small local farmers, lack the resources to do extensive repairs. They had planned a full renovation when they purchased it in 1997 but were unable to secure financing, he said. They have since had constant trouble keeping up with maintenance because vandals or homeless people regularly break in and damage the old building, Simmons said.

“It’s a money pit,” he said. “If I had the money, that place would be shining. It’s a piece of history, I know that. It makes us sick to know the condition it’s in. But my resources are tight.”

Subrata Basu, Miami-Dade’s assistant planning and zoning director, said he sympathizes with the owners’ difficulties but noted that they knew they were purchasing a protected building 12 years ago.

“It’s the owners’ responsibility to maintain the property — not just a historic property, but any property,” Basu said. “But it becomes a different issue when it’s a historic building.”

CITATION TRIGGER

County ordinances bar demolition or exterior alterations of buildings designated as historic. To address cases where owners allow historic buildings to slide into ruin — either deliberately or because of inability to properly maintain them — the ordinance gives the preservation officer the power to levy the $500-a-day fine.

But the ordinance had not been enforced, in part because the small office of three people lacked the resources to do so, Kauffman and Basu said. When the planning and zoning department last year absorbed the office, formerly housed at the county’s cultural affairs department, Basu had zoning inspectors undergo training to enforce the rules.

Complaints from neighbors over the worsening condition of Anderson’s Corner triggered the citation, the first under the new policy.

“I really resent that place falling apart,” said Peter Hoffman, one of the complainants, who lives catty-cornered from the old country store in an even older wood-frame building — the area’s original two-story 1904 schoolhouse, which is immaculately maintained.

“Locals and tourists knock the windows out,” he said. “They just kick those things out and they go in the building. It’s falling apart. The front porch is going to be in the street before the summer. And I’m worried about someone starting a fire.”

ABOUT ITS HISTORY

The store was the center of a settlement built by the first pioneers to claim homesteads in what was then, at the turn of the last century, a hardscrabble wilderness. Built by William Anderson, who worked for railroad magnate Henry Flagler, it provided living quarters for his family and served as a general store for what became a thriving farming community.

Editor and historian Howard Kleinberg called it “South Dade’s historic centerpiece.”

Designated a historic building by the county in 1981, Anderson’s Corner is part of a larger district made up of other surviving structures from the period, including the old schoolhouse. Anderson’s Corner is also on the National Register of Historic Places.

In the early 1990s, tropical fruit grower Joan Green and chef Mario Martinez transformed the old general store into a well-reviewed gourmet restaurant that used local produce in its dishes. It was just starting to gain popularity when Hurricane Andrew in 1992 took the building’s roof off and knocked the second story askew, putting an end to Anderson’s Corner’s brief-lived second incarnation.

The building has been vacant ever since.

Armed with $750,000 in grants, Green and Martinez gutted the building and began what was meant to be a complete restoration. Steel columns were installed to support the structure and a new roof put on. But the two had a falling-out amid what Green says were endless bureaucratic obstacles and financial disagreements.

The county pulled a $250,000 grant and, after lengthy litigation, the partners ended their involvement by selling to Simmons and Olsen, Green said, calling it “one of the greatest disappointments I have had in my life.”

“They had some idea about what they wanted to do there, but quite frankly it didn’t make any sense, economic or otherwise,” Green said in an e-mail from the Caribbean, where she now lives aboard a catamaran. “I have felt like crying every time I drive by the property because I have observed it deteriorating. I feel sad about all of the public money that went into the project that came to nothing.”

Dade Heritage Trust, a preservation group that loaned Green and Martinez money for the renovation, “never got a penny back,” said executive director Becky Roper Matkov.

“So much effort went into that, it’s such a shame,” Matkov said.

Simmons said he and his wife still dream about reopening Anderson’s Corner, but they were never able to secure financing for what he estimates would be a $500,000 restoration job. The couple, who live on a farm down the road, also had triplets since buying the historic property, limiting their time to focus on restoration or maintenance of the building.

Simmons said he would sell the property, but his wife, who grew up in South Miami-Dade, won’t hear of it.

“I had some great offers, but my wife said no,” Simmons said. “I would sell it today.”

BEHIND THE NEGLECT

Meanwhile, the building continues to deteriorate. Customers from a cantina next door litter the property with beer cans and bottles, Simmons complains. He believes cantina customers are responsible for some of the vandalism.

The cantina owner, for his part, says he believes the historic building is an eyesore and would like to see it gone.

“It has no value,” said the owner, Edelmiro Iglesias. “It has no floor and holes everywhere. It’s just going to fall down by itself.”

At least one neighbor thinks the vandalism may be deliberate, noting the historic property is one of a fewin the Redland with commercial zoning — thus potentially a target for someone hoping to cash in by building new retail.

“Piece by piece, it has been disappearing. Every day a piece goes missing. Almost as if it was being dismantled,” said John Green (no relation to the former owner), who has a small farm nearby. “It’s almost a sin to see this old edifice taken apart.”

Basu, the county planning official, said he believes there’s hope for saving Anderson’s Corner, which he believes would make a “wonderful” bed and breakfast. His agency is now drafting an ordinance to permit such lodging in the Redland.

But he concedes that the case underscores the difficulty in enforcing preservation laws. He hopes enforcement will stave off the building’s deterioration by ensuring that it is secured and, if necessary, shored up. But forcing actual renovation is well beyond the scope of the ordinance, and he acknowledges that the fine amount is “weak.”

“If someone is not cooperating, it can become a nightmare,” Basu said. “You can force them to do something immediate, but if they’re not into it, you eventually go back to where you started.”

© 2009 Miami Herald Media Company. All Rights Reserved.

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26820 SW 187 Ave.

Last Tuesday an overflow crowd packed the Community Zoning Appeals Board room and spilled into the hall for Mr. Bernardo Campuzano’s zoning hearing regarding his request to build a private soccer club on 9.2 acres of former plant nursery. On one side of the room sat Mr. C and his supporters, including about two dozen kids. On the other side was the opposition, consisting mostly of aggravated neighbors.

Mr. C’s attorney spoke first. He explained that Mr. C is a soccer instructor who has established many soccer clubs. As for concerns about the soccer stadium, the lighting would be what you find in a parking lot, preventing overspill, not tall stadium lights. They will work to preserve the agricultural character of the property — to a loud chuckle from the side with the neighbors — with a landscaping buffer. The attorney claimed the private soccer club is compatible with agricultural activity and consistent with the CDMP (Comprehensive Development Master Plan), and that private recreational facilities are one of the approved uses outside the UDB (Urban Development Boundary). And, he claimed that the stadium would address unmet recreational needs of the agricultural community. Also speaking in favor of the stadium was his law partner, who echoed that they support the rural residential community. Four other people came up to the podium and spoke simply and briefly in support of the soccer club, generally agreeing that sports are good for kids and keeps them out of trouble, and claiming the stadium is a good investment and a good project. Even Mr. C stood up and said that he will create a soccer academy for kids, and doesn’t see anything like that in the area.

Then came the neighbors’ turn to voice their objections. Almost the entire right side of the room stood when asked if they wanted to speak against the project, but the number was limited to six, same as those in favor. First up was a woman who expressed concern about sewage and groundwater contamination of locally grown produce, and also stated that the stadium belongs in an existing park. Next, a grower said the stadium is completely inappropriate use of agricultural land, that the noise coming from the property has been disruptive, that lights at night disturb plant growth, and that the stadium would not serve her agricultural operation or any of her workers in any way. Next, a man who raises exotic birds was impassioned in his complaint against the constant noise and smoke from illegal burns. He claims the lights and noise have been disruptive to his birds’ breeding cycle this past year, and production has dropped.

Then a woman who had been a professional soccer coach and referee expressed concerns about rowdy fans and the potential for violence. One long-time resident worried about groundwater contamination from vehicle leaks in the proposed unpaved parking lot, pointed out insufficient well and sewage capacity and restroom facilities, and doubted if Mr. C would really provide bottled water as required by the EQCB (Environmental Quality Control Board). The last person allowed to speak was another long-time resident, who explained that he had sponsored a successful soccer club and suggested that Mr. C do something similar instead of building a soccer facility.

Mr. C’s attorney was allowed a rebuttal to the neighbors’ statements. Regarding the sewage and contamination concerns, he said that EQCB and DERM (Dept. of Environmental Resource Management) imposed several restrictions, and that DERM did approve use. He repeated their intent is to preserve the character of the property while providing a service, and to create the least impact possible on the property. He also repeated that recreational facilities are approved use outside the UDB.

One by one the zoning council members voiced their opinions. The council chair agreed with the water and sewage issues, explaining the Mr. C’s property is two miles from the nearest sewer line and impossible to hook up. The vice chair stated he didn’t think this is the right location for a soccer stadium. The next council member put it simply, “I’m a country boy. I grew up in the Redlands. I don’t like it.” And the last council member also agreed the soccer stadium is not compatible with the agricultural area, and that soccer players belong at school or at a park. The chairman moved to deny in its entirety with prejudice, and the vice chair seconded. The council’s vote was unanimous 4-0 to deny with prejudice. Applause broke out from the opposition side of the room. Mr C and his family and supporters quickly slipped out the door, while those against the stadium chatted in small groups, voicing their concerns or savoring their victory. One person remarked this was the first time she saw all her neighbors together at the same time. This situation had brought the community together.

So what will Mr. C do next? Nobody knows, and I didn’t have a chance to ask him after the hearing. The message he got was loud and clear. After all his expense and trouble to arrange for a zoning hearing, his plan was shot down, and the neighbors are determined and united against ongoing noisy night activities. The only choices Mr. C has left are to stop the soccer games, or sell the property and play somewhere else. Or, he could build a McMansion and sell it. Or, he could revive the previous agricultural use of the property. Imagine, growing plants quietly, in the dark, without an increase in sewage or traffic. What an idea!

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I think some of my friends envy my visits to Redland. “Ahhh, farm country,” they sigh with nostalgia. “Take me with you the next time you go.” OK, I agree, then warn it’s not the way they remember it from, say, 20 years ago. Some landmarks, like Robert Is Here, are still thriving. Anderson’s Corners? Closed and falling down from neglect. U-pick stands? Almost all gone. Fields and fields of beans and tomatoes and potatoes? Most of them filled up with McMansions and occasionally entire neighborhoods. And now a soccer stadium is going to go up. Stadium??? In the countryside? Indeed, it may be coming soon. Practically a done deal. Just the road across from a bean field, sandwiched in between two farms. Did you say soccer stadium??!!

A gentleman named Bernardo Capuzano and his wife Maria bought 10 acres on Redland Road in 2006. The property was a plant nursery, but apparently that hasn’t been the main use this past year. Mr. C likes soccer, loves it so much that he hosts soccer games on his 10 acres. Neighbors have been hearing cheers and shouts from games, and the situation must have gotten unbearable because Team Metro came out a few times to inspect things. Two cases were opened based on anonymous complaints about “operating a soccer field without prior public hearing” and “construction without permits.” As for the construction, Team Metro found no violations, and that case was closed. (The county building department did find several violations.) But the soccer field case “remains open pending public hearing.” (Click here for a link to public documents on file regarding this case.)

Campuzano-property

site of proposed private soccer club

Instead of packing up soccer equipment, tilling the soccer field and planting beans and squash, Mr. C apparently decided to legitimize and push for a real soccer stadium. In fact, something even better than that! He wants to build a private recreational facility that includes one full-size soccer field with bleachers that seat 240 fans, three mini practice fields, plus buildings that house a gym, pool, stables and bathroom facilities. The grounds would also include a jogging path, plenty of parking and — get this — outdoor lighting. Can’t blame a man for having a dream, can you?

Only this is not going to be built in the city of Homestead, close to people who would enjoy such an amenity. This would be built on agricultural property surrounded by more agricultural property. We’re not talking about a proposed modest McMansion sporting 8 bedrooms and a stable (which, though still not the best use of farmland, is reasonably passive and low-impact). This would be a fairly active and noisy use of the property. The request for outdoor lighting indicates there would be games night and day. The bleachers that seat 240 people and accompanying number of parking spaces would imply there would be a significant increase in traffic.

site-plan-web

Portion of the site plan for soccer club

The soccer club application has quietly zoomed though county channels gathering approvals from various departments. For example, in its infinite wisdom, the county EQCS (Environmental Quality Control Board) has decided to grant their zoning variance regarding water and sewage. Currently, the property has a well for drinking water, and a septic tank for sewage — sized for an average single family home, not 200+ people! Neither well or septic are designed to take the load of many people attending soccer games.

[Note: To download the EQCS document, go to the county web page, click on Search Official Records (link is on the left hand side in a light blue box), and search for document # 2009 R 613934 or the name Campuzano, Bernardo and the recording date of 08/25/2009. You can also download it here.]

Until the property can get water and sewer hookups from distant lines (which might never happen, since we are talking about farmland, not a property within city limits), EQCS has set the condition that Mr. C must serve bottled water at the soccer club. Until water and sewer line hookups, Mr. C could possibly get by with port-a-potties, but that’s not the best solution either. (Do you know what happens when a chemical toilet is not emptied or maintained regularly? It’s nasty!)

What makes this whole situation so dicey is the property fronts on canal C-103. If untreated sewage leaks into the canal and groundwater, it could very well contaminate your food. Downstream lie fields of green beans and yellow squash, farmed by a grower who provides for our CSA. He pumps irrigation water from a well on his field — and if that groundwater gets contaminated from soccer field sewage, our food gets contaminated. Remember the e.coli and spinach scare from a few years ago? Conceivably we could have our own similar disaster in the making.

Also, this bit of new development will make another hole in the fabric of the agricultural community in Redland. Yes, the UDB (Urban Development Boundary) is keeping mass development at bay, but one by one agricultural properties in Miami-Dade County are sold and converted to non-agricultural use. Today a soccer field, tomorrow a shopping plaza. (Look north to Broward County to see what the future will bring.)

So which will it be — beans or soccer? Are you upset yet? Go to the zoning hearing and be the voice for locavores and farmers alike. Sometimes eating local is a political act.

Hearing number: 08-162
Applicant name: Bernardo and Maria Campuzano
Location: 26820 SW 187 Ave.

Community Zoning Appeals Board 14
Tuesday, Nov. 17, 2009 at 6 pm

South Dade Government Center
10710 SW 211 St
Cutler Bay, FL 33189

http://www.miamidade.gov/communitycouncils/cc14_agendas.asp

zoning-notice

Zoning notice for 26820 SW 187 Ave.

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