Author’s Note:
You Gentle Readers can’t allow yourself to be seduced into making the enormous
mistake of thinking that simply because various agricultural uses (including
grazing, citrus farms, and vegetable and other field crops) are found on the
land today that those areas are no longer wetlands and their conversion to urban
uses is either inevitable or an appropriate progression. The powerbrokers and
their trained politicians want you to believe that they’re no longer wetlands
simply because of the various drainage “improvements” that are in place. Shut
down those water management improvements and the lands will be inundated within
a few months and will revert to functioning wetlands. That’s a lesson all Florida powerbrokers and
gutless politicians are determined that citizens never learn.
Not surprisingly, to lure Scripps to Florida the State initially ponied up $310
million in financial support and the County tossed in another $200 million. Those
State and County government funds were intended to provide the land,
infrastructure, buildings, equipment, and other physical assets for a
state-of-the-art research laboratory and administrative complex. Scripps would
supply the intellectual capital and of course the world-class prestige attached
to one of the largest, private, non-profit research organizations in the
country. Over a 20-year period, royalties on technology developed at the new Scripps
Research lab may generate well over a hundred million dollars that will be used
to repay part of the State’s contributions.
Naturally, the collective goal of the State and the County was
straightforward. They wanted to attract a world-class life-science related
research concentration of firms that would chew up thousands of additional
acres of what had been wetlands, bringing in thousands of well-paid, high-tech
workers, and hundreds of support businesses. More money, jobs, urban
development, transportation arteries, and more political campaign
contributions, of course. It’s starting to sound like Florida .
Governor Bush was ecstatic over Scripps moving to Palm Beach because his
staff projected that, overall, the Research Institute’s economic effect would boost
the State’s gross domestic product by more than $3 billion over the next 15
years. No joke. And create 6,500 local jobs directly from spin-offs generated
by Scripps Florida .
How could any reasonable person turn that down? Hey, we’re only talking about
sacrificing a couple thousand acres of lousy wetlands. Nothing to get upset
about. Take a good look at the choices. Keep the wetlands or bring in thousands
of jobs? High paying, high-tech jobs. Or be happy with what we got, which is a
bunch of worthless wading birds and mosquitoes that are as thick as the thieves
in Tallahassee ?
Man, get real and start them ‘dozers.
The State also projected an additional 44,000 jobs would be
created by related biotech firms that would be hot to locate near the Institute.
Synergy, man, think of all that dynamite synergy. Talk about wading through
pools of drool in the Governor’s mansion. Job creation translated into more
campaign contributions, which translated into re-election and maybe, if the
planets were aligned just right, even into election at the national level.
Whoa, it made perfect political sense. But only if you closed your eyes and
pretended those facilities were not being dropped into a sensitive wetland
environment that is still a functioning part of the Loxahatchee Slough and the
nearby Loxahatchee
River . Too bad it’s Florida ’s only remaining
wild and scenic waterway. But not for long if Scripps and the Gov had their
way.
The 1,900 acre Mecca Farms site in question is now mostly an
orange grove but in its recent previous life was a wetland. The property
immediately to the east is Vavrus Ranch, now a 4,700 acre cattle ranch that
also was part of the same wetland eco-system and still contains numerous lakes
and high quality wetland habitats. It shouldn’t come as a shock that the
property immediately east of Vavrus Ranch is the Loxahatchee Slough, an
existing wetland that is an essential part of the Loxahatchee River
drainage system. And the land immediately west of and abutting Mecca Farms is
the J. W. Corbett Wildlife Management Area, an existing wetland under the
jurisdiction of the Florida Fish and Wildlife Conservation Commission. And
that’s the area into which the State and the County wanted to drop Scripps and
all that related development. Makes perfect urban and environmental planning
sense, not to mention being logical in terms of transportation planning,
especially when you think about all the new roads (and drainage improvements)
that would have to be constructed through wetlands to provide the necessary
access.
To no one's surprise, maybe with the exception of executives at Scripps who were probably not informed by Florida or County officials of the trenchant environmental opposition to their venture, dozens of anti-sprawl and environmental
activists rose up and screamed bloody murder at the State’s plan to plunk a
major research-business park complex smack in the middle of a wetland in the
middle of nowhere. A proposal that would require huge expenditures in new roads
and highways, drainage systems, sanitary sewers, and other utilities, much of
which would be constructed through and in presently undeveloped environmentally
sensitive areas. It was sprawl, baby, sprawl at its ugliest.
Even developer-friendly Treasure Coast Regional Planning
Council complained that the County’s Scripps-Mecca Farms plan didn’t go nearly
far enough in protecting wetlands and addressing water quality issues. As an
aside, a major road leading to the Scripps Research Institute campus would had
to have cut across part of the Loxahatchee Slough Natural Area, through
property purchased by means of a $100 million voter initiative to conserve
sensitive wetlands in northwest Palm
Beach County .
Right, and chew up more parks and conservation areas to develop a mega-business
park. Another wonderful solution to Florida ’s
many land development problems. But why is it that most of those “solutions”
come at the direct expense of the environment? Here’s another simple answer
that hits the bulls eye. Wetlands don’t vote or shell out hundreds of thousands
of dollars in campaign contributions. Period.
In mid-2004 the putative developer of next door Vavrus
Ranch, Tech Village Partners, a joint venture of national homebuilding giants
Lennar Corporation and Centex Homes, had the well-known and respected design
firm Looney Ricks Kiss (LRK) draw up plans for the ranch’s northern 2,000
acres. They initially wanted to build two million square feet of laboratory
space, several schools, and 7,500 homes arranged around a town center with a
hotel, multi-screen movie theater, and retail stores up the wahzoo. In
mid-September of 2004, Tech
Village added 2,700 more
acres to the area planned for development, which constituted the remainder of
the Ranch. By the fall of 2004, Tech Village was bedeviling Palm Beach County
and other interested groups to get them to work together to plan urban uses for
the 6,700-acre swath of ranchlands and orange groves that constituted the
combined area of Mecca Farms and Vavrus Ranch, slightly more than ten square
miles that had previously been highly functioning wetlands. But remember, once
wetlands are converted into orange groves, agricultural fields, or grazing
land, they cease being wetlands, at least in the eyes of developers and their
pet politicians.
In late 2004, LRK told various news media that they would
design a project that mixes high-tech living with wildlife and pockets of
“natural” landscape. As if that dollop of icing made a putrescent cake palatable.
As Jeffery Pifer, the firm’s project manager told the Palm Beach Post,[1]
“It’s got to be genuine. It’s got to be like it was meant to be here. Like it
grew from the ground up.” Right. Buildings that grow in a natural wetland just
like the baldcypress. That bullshit scenario perfectly illustrates the
dangerous mindset of all too many members of the design and planning community,
whose primary function seems to be whoring for the powerbrokers. In that same
story, Beach Gardens Councilwoman Annie Delgado was quoted as saying: “It
[LRK’s design] will improve the make-up of the environmentally sensitive areas.
I see it as a win-win situation for everyone.” Of course, everyone knows that
environmentally sensitive areas desperately need human intervention to “improve”
their make-up. That makes you wonder whether Delgado is a Corps’ water manager
at heart or has crawled into bed with the powerbrokers. Figuratively, that is.
Also late in 2004, the State and Palm Beach County
raised the ante to the Big League level by committing a combined total of $1
billion to Scripps Research Institute and related development in the immediate
area. That’s $1 billion, not $1 million. It was full speed ahead and
damn the torpedoes, which in that context meant they were going to ignore all
the bad press and trenchant criticism from everyone with a functioning brain
and integrity.
In April 2005, lawyers for the Florida Wildlife Federation
and the Sierra Club filed suit against Palm Beach
County ’s biotech venture in federal
court, accusing the U.S. Army Corps of Engineers of violating federal law by
issuing a partial permit for the planned headquarters of the Scripps Research
Institute’s Florida
operations. The partial permit, which the County calls a Phase 1A permit, would
have allowed ground work on just 535 acres of what was to become the 1,920-acre
scientific village at Mecca Farms that included office complexes, residences,
and recreational uses. Attorneys for the environmental groups argued that under
federal law such partial permits are illegal. That suit was the fifth or sixth
filed in State or Federal Court against the proposed bio-tech development. The
other shoe dropped in late November 2005 when the federal judge hearing the
Sierra Club’s case revoked the Corps’ wetlands permits and ordered construction
to stop, an action that finally forced Scripps to look elsewhere in the County.
In mid-August 2005, the Palm Beach County Commission
backtracked and voted to ask the Scripps Board of Directors to consider
building the Institute’s headquarters on another site in the County. After
taking a beating in the press and being trashed by harsh criticism from
concerned urban planners, biologists, environmental groups, and even traffic
engineers, the Commission belatedly reached the conclusion that the Mecca Farms
site may not have been the best place for intensive urban development. However,
that move was almost certainly pure political smoke screen since the Commission
also let it be known that if the Scripps Board insisted on going through with
the Mecca Farms property they (the Commission) would move forward with that
site.
In February 2006, the Palm Beach County Commission officially
abandoned the Mecca Farm site as the new home for Scripps’s Florida
headquarters and research labs and selected the Florida Atlantic
University ’s north
campus/Briger tract in Jupiter's Abacoa development, a site that is located in
the eastern urbanized area of the County. With that decision the only problem became
what the County would do with the land it owns at Mecca Farms. In 2006, the
smart money was betting the land would be sold to a developer for one-acre
single-family home sites. That way the County would come out smelling like a
rose financially and like a skunk environmentally.
But, as of mid-2011, things have worked out differently. The
County still owns Mecca Farms and the costs to taxpayers are mounting. So far,
the County has laid out about $150 million for the failed "biotech
village." Those costs include:
$5.6 million annual
debt service
$287,000 for annual
mowing, canal cleaning, and road maintenance
$116,000 annually
for the County Sheriff 's Office to provide security
$60 million the
County paid for the land during South Florida 's
housing boom, which was $10 million more than the then appraised value
$40 million Palm Beach County spent for planning, permitting,
and initial construction
$51
million for a water pipeline the County installed to serve Mecca Farms and
surrounding land for planned development that has yet to materialize
Of course, precedence for such a move abounds; remember, we
talking about Florida
where trees and wetlands do not vote or shove money into the deep pockets of
bend-over politicians. In late May 2002, in an 11-2 vote the Miami-Dade County
Commission approved a massive, 436-acre industrial park project called Beacon Lakes
on a degraded wetland west of Doral near the Florida Turnpike. That Commission
action effectively pushed the western limit for urban development toward the Everglades for the first time in nearly a decade. The
developer who had the clout and the muscle to get a successful vote was
political heavyweight Armando Codina, who was none other than Jeb Bush’s former
business partner. We’re talking major league access.
In 2002, environmentalists claimed that making an exception
for Codina would open Pandora’s Box and cause a flurry of assaults on the UDB.
That prediction finally struck pay dirt in 2005 as developers started snatching
up rural properties outside the boundary and directing their lobbyists to
slither up to key politicians and whisper sweet promises in their always
receptive ears [More on Beacon Lakes in the next post].
But hey, what’s a lousy 6.6 million square feet of warehouse
space and 225,000 square feet of office and retail space in the Beacon Lakes
office park? Not much, at least not until you realize what’s really at stake.
Which is exactly what many developers and home builders have realized and what
prompted them to snap up options on thousands of acres outside the UDB or
purchase similarly located land outright. They can read the handwriting on the
wall even if the average Joe Six-Pack can’t. Or won’t.
Readers should realize that all that is happening despite
Miami-Dade’s own planners maintaining that enough developable land is in the
County to last until about 2020 at current and projected rates of growth.
What’s more, a 2003 report by the County Department of Planning and Zoning
maintained that the UDB line shouldn’t be moved. But surely our society and the
greater Miami-Dade area are in desperate need of more tasteless development and
less Everglades . Pass the wetlands, please. Burrrrp.
The developers need to get fatter and they know the best and easiest way to do
it is by eating the Everglades .
The only thing for certain is that a battle royal looms on
the horizon between the environmental organizations and the powerbrokers. But does
anyone out there really believe that the grease hasn’t already been applied?
And that deals haven’t already been reached in back-rooms across Dade County ?
Hey, we’re talking Miami
and Miamians know the power of grease overcomes all obstacles.
Maybe this is the time to recall those prescient words of
mega-developer Al Hoffman, Chairman of the home builder MCI Communities, Inc.,
when he said that growth in southwest Florida
was . . . “an inevitable tidal wave! There’s no power on earth that can stop
it!”[2]
Hey! Let’s all get fat by eating Florida !
There’s plenty of room at the trough if you move quickly enough, even in these
challenging times.
Even if far less consumptive land development scenarios were
selected and implemented due to the financial debacle of 2007-2009, the
resulting growth would still eat up thousands of acres in south Florida alone. That
means it will take the Loxahatchee Slough and the Everglades-Big Cypress
Basin a couple decades
longer to dry up and die. Longer is thought to be better by all the fat
politicians and fatter businessmen responsible for blowing smoke up our
collective skirts since by that time they and their fat children will have made
their money and will have been dead or retired for many years. And thus beyond
our collective reach.
Unrestrained population growth equals unrestrained land
consumption. That’s the nature of the tidal wave headed directly toward south Florida . When that
population wave hits all the politicians in the State will be carried with it.
In terms of public outcry it will be an irresistible political force. Can’t you
hear the people screaming:
We want more land for
homes and
goddammit to hell
we’re gonna get it!
If you, Gentle Readers, are confused by the slogan above, another way to understand what I getting to is to realize that when push comes to shove, people who are demanding land for new homes are effectively saying:
And when that happens, won’t the developers swoon with delight at the prospect of
getting even fatter? As the natural environments of the Everglades-Big
Cypress Basin ,
the Green Swamp , and other sensitive wetlands
shrink towards non-existence. But that’s how Florida has always worked.
We want houses and we don't care how we get them.
Fuck the environment, including the Everglades.