Babcock Work Sample.v3

Babcock Ranch Work Sample - Seann Smith

Babcock Ranch is a groundbreaking development. At about 91,000 acres, it was the largest development concept in Florida, preservation purchase by the State of Florida, and the largest photovoltaic solar plant proposal in the world at the time 1. Proposed as a ‘low carbon eco-city’ (~17,000 acres) and a public-private partnership to preserve ~74,000 acres, that stretches across two counties (Lee and Charlotte), it is part of a 'grand bargain.' The result settled a lawsuit by the Sierra Club2, another lawsuit by Lee County3, economic development aspirations of Charlotte County and the property owner (Morgan Stanley)4, and concerns that go well beyond Florida's borders. Over ten years in the planning, construction has now begun5. As the Charlotte County Developments of Regional Impact Coordinator, I worked on the project over a three-year period. Due to the size and political sensitivity of the project, most analyses were by others, so my contribution was mainly facilitation. The following is a table of contents, demonstrating some of my involvement and one of the resulting documents:

1. Pages 2-3. Two flow-charts for staff and County Commissioners to use to understand the process

2. Pages 4-5. Informing County Commissioners on an annual review agenda item 3. Pages 6-8. Intergovernmental coordination notices of review 4. Pages 9-10. Interoffice, intergovernmental, and Applicant coordination emails regarding

Babcock MDO, one of the most important documents controlling the development that I helped negotiate

5. Pages 11-78. Excerpts of Babcock Master Development Order (MDO, a part of resolution 2009-083, due to file size constraints), the latest iteration (res. 2014-047) is available in its entirety at: https://www.charlottecountyfl.gov/services/planningzoning/DRI%20Documents/BabcockRanchCommunity_MDO_ResolutionNumber2014-047.pdf

6. Pages 79-81. Intergovernmental and Applicant coordination emails demonstrating the time-span of my involvement

For more of the dozens of controlling documents, one can refer to: https://www.charlottecountyfl.gov/services/planningzoning/Pages/DRI.aspx?DRI=Babcock%20Ranch

1 Wikipedia. "Babcock Ranch". https://en.wikipedia.org/wiki/Babcock_Ranch. "According to Time, the purchase was the "largest preservation buy in Florida history". Governor Bush stated that the state ownership "would preserve the single largest tract of contiguous land in the state's history". ...According to Florida Power & Light chief development officer Eric Silagy, the photovoltaic solar plant to be built at Babcock Ranch will be the largest in the world, occupying rooftops throughout the city plus 400 acres (1.62 km2; 0.63 sq mi) of land. It is expected to be almost two times the size as the current largest array." 2 The Associated Press. "Sierra Club Lawsuit May Jeopardize Development". http://www.gainesville.com/article/20060617/LOCAL/60617003.

3 Roth, Sean. "Angry Neighbors". Feb. 2, 2008. http://www.businessobserverfl.com/print/AngryNeighbors/ "Lee County is suing Charlotte County for approving the development of Babcock Ranch."

4 New York Times. Bernstein, Fred A. "Betting the Ranch in Southwest Florida". July 30, 2006. http://www.nytimes.com/2006/07/30/realestate/30national.html?pagewanted=all&_r=0 "His partner in the deal is the Morgan Stanley Real Estate Fund, an arm of the New York investment bank." 5 Bubil, Harold. "Work begins at Babcock Ranch, a City in Embryo". http://realestate.heraldtribune.com/2016/02/05/work-is-underway-at-next-lakewood-ranch/

Master Development

Order

DA 2006-013

Interlocal 2006-002

BROD 2006-030

Zoning 2006-058

MDRI 2007-018

AMDA DRI

Babcock Ranch Community Flow Chart

Master Development

Order Agreements 1

st Increment DRC Process

History

Future

DA 2006-013

Interlocal 2006-002

BROD 2006-030

Zoning 2006-058

Lee Road Agr Sierra

Agr

Preserve Mngt Agr

MDRI 2007-018

AMDA DRI

FLUM-II ?

Master Development

Order

PreserveMngt. Plan

Committee Study

Advisory Board

501.c.3 Trustees

Annual Review

?

ISD HB1515

?

HB981 Hunt>vetoed

Impact Fee Agr.

School Agr.

Mgt Advisory Group

Budget Stabilization

Agr.

Babcock Ranch Flow Chart

Unknown

From: Smith, Seann

Sent: Tuesday, September 18, 2007 12:39 AM

To: Browne, Rich

Cc: Loucks, Bruce; Baltz, Roger; Ruggieri, Jeff; [email protected]

Subject: Babcock Agenda Item for Sept. 25th

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3/20/2016

Dear Rich,

We need to add an item onto the September 25th BCC agenda. We have the notice from the RPC (attached) that triggers a set of timelines (below) that require us (per Florida State Statutes) to have a special P&Z meeting and a

special BCC meeting. RPC staff recommends we set both the BCC and the P&Z meeting on the 25th. After

reviewing things, Jeff and I are recommending we have the P&Z meeting on December 10th and the BCC meeting

on December 13th.

Is this acceptable?

Sincerely,Seann

P.S. FYI-Important dates:

9.24.07 - Staff must internally set date of the ‘public hearing’9.25.07 - Proposed date the BCC sets the public hearing9.28.07 - Staff officially issues public notice of BCC to RPC (no more than 50 days prior to RPC meeting on 11.15.07)10.22.07 – RPC staff must receive the County’s draft staff report that is heading to the public hearing11.8.07 - RPC’s report due for County to complete draft report to P & Z 11.15.07 - RPC holds hearing on application12.10.07 – Proposed date for Planning and Zoning to make recommendation to the BCC12.13.07 – Proposed public hearing date for the application (BCC date)12.14.07 - County must hold public hearing on application (BCC) by this date (within 90 days of notice from RPC, attached)

Sincerely,Seann

Seann Smith, AICPPlanner IICharlotte County Community Development Department18500 Murdock CirclePort Charlotte, FL 33948-1094Phone: 941.743.1980FAX: [email protected]“To Exceed Expectations in the Delivery of Public Services”

Unknown

From: Smith, Seann

Sent: Monday, December 17, 2007 11:21 PM

To: [email protected]; [email protected]

Cc: [email protected]; Jason Utley; Erica Chutkan; Terry Holihen; Chuck DeSanti

Subject: Babcock Ranch Master Development Order

Importance: High

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Dear Mr. McDaniel & Trescott,

Attached is a digital version of a physical certified copy headed to your office. It is a PDF of an original copy of the Babcock Ranch Community Master Development Order, hereafter referred to as Babcock Charlotte. The primary intent is to quickly get your office the most legible version of the document available, especially the exhibits.

A notice of adoption will be recorded at a later time.

I trust this is acceptable and will suffice.

Please contact me with comments or questions.

Sincerely,Seann

Seann Smith, AICPPlanner IIGrowth Management Department18500 Murdock CirclePort Charlotte, FL 33948-1094Phone: 941.743.1980FAX: [email protected]“To Exceed Expectations in the Delivery of Public Services”

Unknown

From: Chuck DeSanti [[email protected]]

Sent: Saturday, March 17, 2007 4:38 AM

To: Smith, Seann

Cc: Terry Holihen

Subject: RE: Babcock Ranch State Purchase Agreement PDF

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3/20/2016

Seann,Thanx and have a great week-end…I’m back on 3.26.07 (Monday), but Terry will take the lead…

Here are the mods incorporated into the Matrix…

Charles W. DeSantiSenior Managing PartnerKitson & Partner's17837 Murdock CirclePort Charlotte, Florida 33412(o) 941.235.6900(f) 941.235.6919(c) 561.346.2857

From: Smith, Seann [mailto:[email protected]] Sent: Friday, March 16, 2007 3:49 PMTo: Chuck DeSantiSubject: Babcock Ranch State Purchase Agreement PDF

Dear Chuck,

Per your request, please see attached Purchase Agreement for Babcock Ranch.

Sincerely,Seann

Seann Smith, AICPPlanner IICharlotte County Community Development Department18500 Murdock CirclePort Charlotte, FL 33948-1094Phone: 941.743.1980FAX: [email protected]“To Exceed Expectations in the Delivery of Public Services”

***********************************************************This email and any files transmitted with it are confidential andintended solely for the use of the individual or entity to whom theyare addressed. If you have received this email in error please notifythe system manager.***********************************************************

Unknown

From: Smith, Seann

Sent: Saturday, April 03, 2010 1:53 AM

To: Harrell, Gary

Cc: Trepal, Matthew

Subject: Population in 2035 - Babcock Charlotte

Tracking: Recipient Read

Harrell, Gary Read: 4/3/2010 4:40 AM

Trepal, Matthew Read: 4/3/2010 2:06 AM

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3/20/2016

Dear Gary,

I thought I fixed it when I saw that!

The total number of dwelling units for the development is 17,870. The County projects the number of units built in 2035 will be 9,001 DUs, resulting in a population of 16,170 (permanent); 17,931 total (with seasonal). DCA requires us to use seasonal numbers in projections.

Sincerely,Seann

From: Harrell, Gary

Sent: Friday, April 02, 2010 12:26 PMTo: Smith, Seann

Cc: Trepal, Matthew

Subject: RE: Population Date - Babcock Charlotte

Seann, Matt,Thank you for the information. I do have a question. The County's figures are for a population of 17,870 in 2035 and the total number of dwelling units planned are also 17,870. As these two figures are the same, I just wonder if they might be transposed. I am assuming the odds are that they would not be the same. Could you please confirm these figures. THKS/Gary

Gary Harrell, Principal PlannerCharlotte County-Punta Gorda MPOEast Port Environmental Campus25550 Harbor View Road, Suite 4Port Charlotte, FL 33980-2503(941) 883-3535 (941) 883-3534 (F)

-----Original Message-----From: Smith, Seann

Sent: Thursday, April 01, 2010 08:23:hrs

To: Harrell, GaryCc: Trepal, Matthew

Subject: Re: Population Date - Babcock Charlotte

Dear Gary,

This is a follow-up to our conversation.

The total population at buildout varies between the applicant and the County. From there things get quit involved. We use 2.18 people per household, which for us means a single-family household, we have a different standard for multi-family, which we can get for you. Kitson Associates uses 2.65 people, but I have not confirmed if that is for all types of units. We did not count Assisted Living Facility (ALF) units, and again I am unsure whether Kitson did or not.

In 2035, the County estimates the population for the Babcock Charlotte area (which includes a portion of the Preserve that currently has no units) to be 17,870 in 2035. That means we likely did not see a complete buildout by 2035. There are 17,870 Dwelling Units(DUs) and 418 ALF units planned.

The Babcock Charlotte portion of Babcock Ranch currently has a build out date of 2030. So using Kitson’s numbers, by 2035 there would be something like a population of 47,355.

So, this could go in a number of ways, let me know where you would like to go from here.

Sincerely,Seann

Seann Smith, AICPPlanner IIGrowth Management Department18500 Murdock CirclePort Charlotte, FL 33948-1094Phone: 941.743.1980FAX: [email protected]“To Exceed Expectations in the Delivery of Public Services”

Please visit our Smart Charlotte 2050 website to view the draft Comprehensive Plan

� Please think green & print this e-mail only if necessary.

-----Original Message-----From: Harrell, Gary

Sent: Wednesday, March 31, 2010 12:17 PMTo: MacDonald, John

Cc: Gumula, Mark

Subject: Request for Population Date

John,I have been asked to obtain information for the Babcock Ranch project. The information I need is:1) Total Population at Buildout for the project and the year of buildout; 2) what percentage of the total population is estimated for the year 2035. (From that I can calculate actual population estimates for 2035)

I attended a Joint meeting of the Lee MPO and Charlotte County-Punta Gorda MPO yesterday and the question came up by staff members after the meeting. It is a necessary piece of information as we develop the Long Range Transportation Plan (LRTP). Any help or direction you could give me would be appreciated. THKS/Gary

Gary Harrell, Principal PlannerCharlotte County-Punta Gorda MPOEast Port Environmental Campus25550 Harbor View Road, Suite 4Port Charlotte, FL 33980-2503(941) 883-3535 (941) 883-3534 (F)

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3/20/2016

Babcock Work Sample.v3

Documents

Transcript of Babcock Work Sample.v3