items submitted for the record expedited application … · nacs confirms 58.77 cents spent on...

ITEMS SUBMITTED FOR THE RECORD EXPEDITED APPLICATION NO. CDMP20190009

TO AMEND THE COMPREHENSIVE DEVELOPMENT MASTER PLAN (Consisting of materials submitted for the record for the May 20, 2020 CDMP Hearing)

ITEM PAGE Power Point Presentation submitted by the Applicant 3 Power Point Presentation submitted by Kenneth Metcalf, Applicant’s Representative 7

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Application by Krome Agronomics, LLCCDMP20190009

Request under Application1. DOES NOT MOVE OR EXPAND THE URBAN DEVELOPMENT BOUNDARY (UDB)2. CHANGE FROM AGRICULTURAL TO BUSINESS & OFFICE APPROXIMATELY 4.6 NET ACRES

3. SW CORNER SW 136 STREET AND KROME AVENUE

4. ONLY USE IS SERVICE STATION AND FOOD MART PER DECLARATION OF RESTRICTIONS5. RECOMMENDED FOR APPROVAL BY COMMUNITY COUNCIL 11 AND PLANNING ADVISORY

BOARD (PAB)

6. NEEDED TO SERVE ADJACENT AGRICULTURAL/RANCHETTE NEIGHBORHOOD

7. PETITION OF SUPPORT FROM OVER 100 ADJACENT/NEARBY NEIGHBORS, FARMERS, RESIDENTS8. NO ENVIRONMENTAL ISSUES WITH LAND; WILL NEED TO COMPLY WITH DERM REGULATIONS

9. WILL REDUCE DRIVING DISTANCE FOR FUEL AND FOOD; HELP HURRICANE EVACUATION;

SUPPORTS THE AGRICULTURAL COMMUNITY

Declaration of RestrictionsUses Permitted

(1) Allowable uses. In the event the Property is re-designated to Business and Office on the LUP map the following shall be the only uses allowed on the Property pursuant to the CDMP:a) All uses permitted under Article XXXIII, Section 33-279, Uses Permitted, AU, Agricultural District, of the Miami-Dade County Code (“County Code”).

b) Automobile gas station with mini mart/convenience store.

All allowable uses shall be subject to all applicable Miami-Dade County Code requirements. (2) Prohibited uses. Mechanical repairs, oil or transmission changes, tire repair or installation, maintenance, automobile or truck washing shall be prohibited on the Property.

(3) Maximum number of fueling positions. In the event the Property is approved for use as an automobile gas station/mini mart the maximum number of vehicle fueling positions shall be 15, which may include both automobile and truck fueling positions.

(4) Maximum size of building(s). The maximum gross square feet of enclosed, under-roof construction on the Property, excluding fueling islands, shall be 6,000 square feet.

KROME AGRONOMICS, LLC SMALL-SCALE AMENDMENT REQUEST

Miami-Dade County Board of County Commissioners January 23, 2020

Ken Metcalf, AICPPlanning Director

Stearns Weaver Miller

CHANGE FUTURE LAND USE FROM AGRICULTURE TO BUSINESS AND OFFICE Proposed for gas station/general store at S.W. Krome Avenue and S.W. 136th Street.Application area = 5.97 acresOwned by Applicant = 5.3 gross acres/4.6 net acresAmendment is internally consistent with the Miami Dade County Comprehensive Development Management Plan (“CDMP”).

AGRICULTURAL SUPPORTUtilizes roughly 10% of 50-acre parent tract. Balance of 50-acre tract utilized for agriculture. Proposed Declaration of Restrictions:

• Commits to retail sale of agriculturally supportive products and locally grown fruit and vegetables.

• Floor area shall not exceed 6,000 square feet.

Intended as a combination general/convenience store. Larger store allows for more diversified offerings.Low-grade diesel utilized by agricultural industry and not available at gas stations to south.

EXISTING LAND USE IN STUDY AREA

6,950 acres of agricultural land

Application identifies activie agricultural lands not classified by property appraiser

Estimated 1,394 farm workers

County staff estimate 1,378 farm workers

Agricultural lands include:• crops• pasture• groves/nurseries• hobby farms

POLICY LU-8E – CDMP CONSISTENCY REQUIREMENTConsistent with all CDMP ElementsEvaluate extent to which amendment:

• Satisfies a deficiency to accommodate projected population or economic growth

• Enhances or impedes services at adopted level of service standard

• Achieves compatible outcome with abutting and nearby land uses, particularly residential

• Enhances or degrades environment or historic resources

11-MILE GAP BETWEEN GAS STATIONS/ FOOD SOURCES ON KROME AVENUELocal neighborhoods are not currently served by a gas station convenience/food store, or retail of any kind between S.W. 184th Street and S.W. 8th Street. Gas stations are several miles east on Kendall Drive. Food desert – nearest major grocery stores: 10-15 mile round trip to Eureka Drive Publix and Shoppes at Lake Paradise.

DEMAND ANALYSIS

Market demand area primarily includes neighborhoods to the west and southwest.The analysis divides demand between the proposed site and Tom Thumb based on distance. 160th Avenue is the halfway point.This market area includes 360 units assigned to the proposed site.

CALCULATING HOUSEHOLD DEMAND

Households spend an average of 8.8% of expendable income at convenience stores.

• 5.63% on gas (US Bureau of Labor Statistics, CEX report for Miami/Ft. Lauderdale CMSA)

• 3.14% on other purchases in store (National Association of Convenience Stores)

NACS confirms 58.77 cents spent on food, drinks, sundries, etc. for every dollar spent on gas at convenience stores. Demand analysis utilizes 10-15% based on the size of the store, diversity of anticipated products and lack of nearby alternatives.

HOUSEHOLD DEMANDAverage household expenditures by product type for Miami/Fort Lauderdale households:

• 5.3% = gas• 4.3% = food not at home• 3.8% = entertainment (lottery/other)• 1.3% = personal care products/services• 1.2% = housekeeping supplies• .9 percent = alcoholic/tobacco products

Total 17%Supports 10-15% estimate for household expenditures at convenience store.

SATISFIES EXISTING DEFICIENCY Median Household Income = $71,792Expendable HH Income = $53,384 (74%)10% of expendable income: $5,338360 Households in Market AreaMinimum expenditures at convenience store: $1.9MM 2017 Annual Sales per Convenience Store = $4.49MMLocal households will account for 42% of demand at 10% of household expenditures. Local households will account for 64% of demand at 15% of household expenditures.

HOW MUCH DEMAND REMAINS FOR PASS-BY VEHICLES?Assuming 10% of household expenditures, pass-by demand is calculated as:

• 20,500 AADT = 8,395,000 vehicles per year.• $2.59MM/$22 (average transaction) = 117,727 vehicles• 117,727/8,395,000 = 1.4% capture of annual vehicles

At 15% of household expenditures, only .9% capture is required. Even if the proposed store achieves twice the typical sales of a convenience store due to its greater size and diversified offerings, only 1.7%-2.8% of pass-by traffic must be captured.

• This conservatively assumes only one customer transaction per vehicle.• This doesn’t account for any demand from farm workers or future

growth in the area.

NEEDS ANALYSIS MUST RECOGNIZE PASSERBY NEED BASED ON CUSTOMER BEHAVIOR

69% of customers stop when they are running low or the gas light comes on.9% stop based on a competitive price.Only 4% stop at a specific time and day, which likely means the same store.

COMPARISON TO RACETRACK GAS STATION DEMAND ANALYSIS RECENTLY APPROVEDLocated at Krome Avenue and S.W. 200th Street.Determined demand based on traffic volumes on KromeAvenue and S.W. 200th Street.Utilized two-mile radius for determining competing stations.Agronomics demand equally divided share of households with Tom Thumb based on proximity. Both studies utilized similar industry statistics in terms of calculating gas demand and supply. Agronomics analysis also utilized US Department of Labor Statistics.

QUALITY MATTERSExisting gas stations at S.W. 184th Street

and S.W. 200th Street are substandard in today’s market.Survey findings:

• 84% of customers base decision to shop inside on cleanliness.

• 59% like food choices at convenience stores.

• 16% of customers decide on preferred convenience store based on quality of food and beverages.

Proposed gas station/convenience store will be roughly twice the size of modern, larger-scale convenience stores, allowing for more diversity of products.

CONSISTENT WITH OBJECTIVE CM-8 AND ITS IMPLEMENTATION POLICIESObjective CM-8 and Policies CM-8A and CM-8F call for:•Maintaining hurricane evacuation clearance time• Implementation of the Comprehensive Emergency

Management Plan (CERP)•Strategies to reduce congestion on hurricane

evacuation routes.

KROME AVENUE IS A DESIGNATED HURRICANE ROUTESR 997 (Krome Avenue) is part of the Strategic Intermodal System due to its designation as a hurricane evacuation route for south Miami-Dade County and Monroe County.FDOT PD&E Study recognized the evacuation benefits in supporting the widening of Krome Avenue.

CEMP AND MPO STUDY FINDINGSCEMP calls for strategies to:

• minimize fuel disruptions and shortages • provide the most efficient response and recovery system possible• coordinate with private sector on fuel supply

2007 MPO Study - Simulation and Analysis of Potential Mass Evacuation of Miami-Dade Residents

• Limited number of fuel facilities in close proximity to the Florida Turnpike and along certain designated routes…Krome Avenue

• “A Potential mass evacuation along these routes may result in traffic congestion, traffic delays and vehicles running out of gas”

• “One strategy is the applicability of roving fuel trucks that would have the ability to fuel up stranded cars in emergency situations.”

IRMA - WIDESPREAD GAS SHORTAGES6 million evacuees66% of gas stations out of fuel in Miami-Dade County at peak.40%+ of stations out of gas in Miami Dade County for nearly one week.Stranded vehicles unable to refuel impeded evacuation, return and recovery.

PUBLIC HEALTH AND SAFETY RISKS DUE TO GAS SHORTAGESIncreased evacuation clearance timeTraffic flow/shoulder obstructionRisk to emergency vehiclesHealth risk for vulnerable evacuees unable to run air conditioning in vehicle.Potential health risk due to delayed recovery and access to health care, pharmacy, food, water, etc.

11-MILE GAP ON KROME AVENUE WARRANTS SUPPORT FOR AMENDMENTConsistent with CDMP and CEMPResponds to identified public health and safety concern.Will one additional gas station resolve challenges in delivering emergency fuel from ports? NoWill one station make a meaningful difference during a hurricane evacuation?

• Yes, one station can fuel roughly 2,000 vehicles potentially running out of gas on Krome Avenue during an evacuation.

CRITERIA #1 SATISFIED – RESPONDS TO AN EXISTINGDEFICIENCY OR NEED Responds to rural household needs for gas and food within a reasonable, convenience distance.Responds to pass-by demand, recognizing customer behavior to seek gas when running out.Supports agricultural need by providing supporting goods and low grade diesel not otherwise available. Provides fuel to support hurricane evacuations.S. 163.3177(6)(a)4 – The amount of land designated for future land uses should allow the operation of real estate markets to provide adequate choices for permanent and seasonal residents and business and may not be limited solely by the projected population.Analysis is based on existing households and does rely on any projected demand.

CRITERIA #2 SATISFIED – COMPATIBILITY

Abuts existing FPL Solar Farm to the north across S.W 136th Street.Part of 50 acre parent parcel that functions as buffer to homes to the west and southwest.Nearest home roughly a ¼ mile from site.No compatibility issues.

CRITERIA #3 SATISFIED – DOES NOT ADVERSELY IMPACT PUBLIC FACILITIES AND SERVICES

Krome Avenue level of service will not be degraded.Will not be connected to public infrastructure.Standard rural level of service for police, fire and emergency services. National standard = 90% of fire incidents within 8 minute response. Site requires 12 minute response, but will not impact ability to maintain 90% standard.Fire service already required in this area.

CRITERIA #4 SATISFIED – DOES NOT ADVERSELY IMPACT ENVIRONMENTAL AND HISTORIC RESOURCESSite is devoid of habitat and known historic resources.Site will require a variance from the Environmental Quality Control Board (EQCB) for sale of gas.

• Additional protective measures can be implemented to ensure protection of groundwater.

• EQCB recently approved variance for new station at Krome Avenue and S.W. 200th Street.

Better environmental outcome to support new and redeveloped stations designed in accordance with current fuel tank regulations.Market pressure will force closure of substandard sites and removal of older, underground storage tanks.

DISCOURAGES URBAN SPRAWLSection 163.3177(9)(b), F.S. – Amendment discourages urban sprawl if 4 of 8 statutory criteria are met. The proposed amendment meets the following 6 criteria:(I) Directs or locates economic growth and associated land development

to geographic areas of the community in a manner that does not have an adverse impact on and protects natural resources and ecosystems.

Finding: Site does not include natural resources.

(II) Promotes the efficient and cost-effective provision or extension of public infrastructure and services.

Finding: Does not require public infrastructure. Emergency services already required to serve the existing uses in the area.

DISCOURAGES URBAN SPRAWL (CONTINUED)

(III) Promotes walkable and connected communities and provides for compact development and a mix of uses at densities and intensities that will support a range of housing choices and a multimodal transportation system, including pedestrian, bicycle, and transit, if available.

Finding: Provides food, agricultural supplies and fuel at a location that will reduce trip lengths for existing residents. Proximity supports bicycle access from existing households and farm workers.

(IV) Promotes conservation of water and energy.Finding: Reduces energy consumption by reducing existing trip lengths for existing households and farm workers. Water conservation would be neutral.

DISCOURAGES URBAN SPRAWL (CONTINUED)

(VII) Creates a balance of land uses based upon demands of the residential population for the nonresidential needs of an area.

Finding: Responds to an existing need based on residential population.

(VIII) Provides uses, densities, and intensities of use and urban form that would remediate an existing or planned development pattern in the vicinity that constitutes sprawl or if it provides for an innovative development pattern such as transit-oriented developments or new towns as defined in s. 163.3164.Finding: Remediates an existing urban sprawl condition by providing non-residential use to an area currently developed with only single low density housing.

http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&Search_String=&URL=0100-0199/0163/Sections/0163.3164.html

PROPOSED AMENDMENT IS CONSISTENT WITH CDMP POLICIES Responds to demand for gas station/food options. Supports local agricultural industry.Supports hurricane evacuation needs.Compatible with surrounding and nearby land uses.Will not require public water and sewer. Will not adversely impact environment.Discourages urban sprawl.

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