city of miami agency report on florida power and...

CITY OF MIAMI AGENCY REPORT ON FLORIDA POWER AND LIGHT TURKEY POINTUNITS 6 7 PROJECT SITING APPLICATION PA03 45A3 AND TRANSMISSION LINECORRIDOR BETWEEN DAVIS AND MIAMI SUBSTATIONS FPL EAST PREFERREDCORRIDOR

FLORIDA DOAH CASE NO 09003575 DEP

1 CORRIDOR LOCATION ISSUES

The proposed Florida Power and Light FPL transmission line Corridor known as FPLs East PreferredCorridor Corridor runs directly through the City of Miami City The corridor runs through US Highway1 USI as it approaches downtown Miami through the Roads neighborhood and the West Brickell areabefore ending at the Downtown substation Due to the significance of US 1 as a gateway to the City and theCentral Business District within the City as the economic engine of South Florida several agencies haveinvested heavily in improving the appearance of this corridor

The Florida Department of Transportation FDOT is one such agency which has invested heavily in theimplementation of ornate and lush landscape in addition to a maintenance plan along the CorridorSimilarly the MiamiDade Transit Agency MDT has also focused on the Corridor implementing the MPath a bicyclepedestrian corridor along US 1 with improved landscaping and signage The City has alsoinvested heavily in the appearance of this Corridor through the implementation of two roadwayimprovement projects along US1 replacing the dilapidated pink wall with a modern precast post andpanel wall and improved landscaping

The FPL Corridor calls for gigantic and out of place poles measuring up to one hundred and twenty 120feet in height and four 4 feet in diameter to support the proposed transmission lines The incorporation ofthese poles within the dense and urban Corridor is incompatible and significantly impacts its appearanceand counteracts the investments of the public agencies described above This Corridor runs along the mainthoroughfare of Miami Dade County and is at the center of commercial mixeduse and residentialdevelopments in the heart of the City

Once the proposed Corridor reaches I95 it runs through a predominantly residential area that has recentlybenefitted from redevelopment initiatives with new buildings providing underground electric lines Theconstruction of new overhead transmission lines and large diameter poles would negatively impact thiscommunity in the following manner r o T

Negative aesthetic impacts to residential areas resulting from the transmission lines and large a ol Ediameter poles r 2

9 c zNegative aesthetic impacts to highrise developments that invested significantly to assure that 4

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distribution lines were constructed underground c c QRightofWays in this area are already narrow existing widths are needed to accommodate 8 ev CO

sidewalks and bicycle paths and bicycle facilities which are in highdemand given the urban nature c I u

of the area Construction of transmission lines and largediameter poles would negatively impact E L

mobility in the area 3 a aThe overhead transmission lines would cause the property values to plummet in an alreadydepressed market Please see the attached Economic report as Exhibit A

The negative impact of the project on the City would be lessened if the lines were buried underground Theproposed corridor will bisect several highdensity residential and mixed use areas including Palmetto BayPinecrest Dadeland Station South Miami Sunset area Coral Gables West Brickell and Downtown TheCountys main MetroRail and Bus Line will also be negatively impacted The Corridor is designed to gothrough the heart of Miamis Commercial District which is adjacent to or in close proximity to hospitalssingle family residential and multifamily residential units The negative impacts to these residential coresand mixed use developments must be considered

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The existing MetroRail Line is at least 25 feet above ground and would expose all travelers toelectromagnetic fields from the proposed transmission lines No documentation or scientific studies havebeen distributed to the community to alleviate the concerns arising from the electromagnetic field exposureat that height

Moreover the City is aware of the economic damages analysis presented by the Village of PinecrestPinecrest as part of an alternate corridor application The economic detriment forced upon the entireUS 1 via this Corridor is documented as extensive The City is concerned about conflicts with existing andproposed homes and businesses in the Corridor a highly dense Corridor that is one of the main thoroughfares in theCounty The City is concerned about where potential line locations could limit future development

2 OUTSTANDING ISSUES AND THE DETERMINATION OF NEED HAS CHANGED

It is the Citys position that several factors have changed since FPL began its Certification Process two years agoSince then FPLsNuclear Plant Certification has not progressed as fast as the Transmissions Lines Certificationprocess with reports from some FPL insiders that the Nuclear Plant Construction maynot advance at all nor maybe constructed Thus leaving the City stuck with Transmission Lines FPL really does not need but rather wants inorder to fortify the existing Grid Frankly it is the Citys position that but for the Nuclear Plant project the City isnot in need of these transmission lines at all and the Transmission Line Certification should be halted or travelwith the Nuclear Plant

3 RECOMMENDATION FOR CERTIFICATION The City of Miami finds that the FPL Applicationdoes not meet the requirements of the Citys Code and Ordinances Moreover the City recommends DENIAL ofCertification atthis time If the Administrative Law Judge ALJ were not to agree with the City and felt that theCity was incorrect at a minimum the Conditions of Certification Conditions outlined herein should be adoptedStaff analysis is contained herein This recommendation is made contingent upon the Conditions contained hereinbe satisfactorily addressed during the Post certification review process

4 VARIANCE TO STANDARDS The City requests that should the Corridor proposed by FPL goforward that FPL be required to underground and shield the Transmission Lines regardless of the cost FPL isentitled to reimbursement for the construction expenditures and as the lines benefit the entire state FPL should berequired to protect electrical power for all residents of the state by ensuring 1 that the dense residentialcommercialcorridor of US1 is protected 2 that MiamiDade County as it is affected more frequently by hurricane eventsthan any other County in Florida and has faced catastrophic damage due to various hurricanes in the past 20 yearscausing downed power lines and power outages as such undergrounding the Transmission Lines would benefit allelectrical Rate Payers as the Transmission Lines would not be affected by wind storm events and 3 the USCorridor would be protected from the economic downturn projected in the Pinecrest report

At a recent appearance before the City of Miami Commission May 26 2011 FPL representatives stated that FPLcould only bear the cost of constructing the Transmission Lines underground if it were the only technically feasiblealternative Given the importance and investments made to improving the appearance of the Corridor by multipleagencies the importance of safety from storms and hurricane events and the density of this area constructing overhead lines is not feasible given the substantial negative impacts The new transmission lines must be approved bythe Federal Energy Regulatory Commission FERC as part of the Turkey Point Units 6 7 Site Certification

This federal agency decision must be based on the results of a corresponding study to comply with the NationalEnvironmental Policy Act NEPA as dictated in United States Code Title 42 Chapter 55

SUBCHAPTER I 4331 states that it is the continuing responsibility of the FederalGovernment to use all practicable means consistent with other essential considerations of

Submitted into the publicrecord in connection with

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Priscilla A Thompson

City Clerk

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national policy to improve and coordinate Federal plans functions programs and resources tothe end that the Nation may S achieve a balance between population and resource use whichwill permit high standards ofliving

Construction of overhead Transmission Lines in lieu of buried underground lines negatively impacts the characterand aesthetic value of this corridor thereby having a negative impact on the standard of living and quality of life ofthe residents of the City

SUBCHAPTER I 4332 states that

c include in every recommendation or report on proposals for legislation and other majorFederal actions significantly affecting the quality ofthe human environment a detailed statementby the responsible official oni the environmental impact ofthe proposed actionii any adverse environmental effects which cannot be avoided should the proposal beimplementediii alternatives to the proposed action

The provision of underground lines would avoid the significant adverse environmental impact resulting from theconstruction of the overhead Transmission Lines that have been identified in this report As such the only feasiblealternative to be considered within the City is construction of underground lines Since this is the only technicalfeasible alternative on such a monumental project the cost shall be borne by FPL

5 PROPOSED CONDITIONS OF CERTIFICATION

51 Definitions

Administrative Law Judge ALJ shall mean the Department of Administrative Hearings DOAH Judge assignedto this matter

Application shall mean the Application for Corridor Certification for the Florida Power Light Company EastPreferred Corridor between Davis and Miami Substations project

City Commission is the governing body of the City of Miami

Conditions of Certification or Conditions shall mean the conditions placed by this Agency Report

Corridor shall mean the East PreferredCorridor between Davis and Miami Substations down USI

Department of Environmental Resource Management shall mean the environmental division of MiamiDadeCounty DERM

Transmission Lines shall mean the overhead transmission power lines generating out of the Turkey Point Units 67 Project and the East Preferred Corridor proposed by FPL between the Davis Substation and the Miami

Substation under Plant Siting Application PA03 45A3 under DOAH Case No 093575EPP

Feasible or Practicable shall mean reasonably achievable considering a balance of land use impactsenvironmental impacts engineering constraints and costs

Miami Comprehensive Neighborhood Plan MCNP or Comprehensive Plan is the Citys comprehensive growthplan for future development

f Submitted into the public record in connection with

items DI2 on 060911Priscilla A Thompson

City Clerk

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Miami 21 Code is the Citys Land Development Code or Zoning regulations

Nuclear Plant shall mean Turkey Point Project 6 and 7

Post Certification Submittal shall mean a submittal made by FPL pursuant to a Condition of Certification

Rate Payers shall mean all those in Florida that pay FPL a usage fee to consume electric

Right of Way ROW shall mean the transmission line rightofway to be selected by FPL within the certifiedcorridor in accordance with the Conditions of Certification

52 Quality of Life Aesthetics and LocationThe City Commission is particularly concerned about the location of FPLs proposed Eastern Preferred CorridorThe City already has in place a policy pursuant to resolution stating that no overhead installation of electricaldevices should be allowed in any of its zoning districts It views the proposed Project as being subject to thissame requirement Given the significant investment undertaken by FDOT MiamiDade County and the City toimprove the appearance of the US1 corridor the City hereby requests that all transmission poles be removed andthat all lines both new and proposed be placed underground Undergrounding is a gridwide safety and aestheticimprovement It serves a broader benefit that extends far beyond the City it benefits all of MiamiDade CountyAs such any and all costs incurred to underground the Corridor should be borne exclusively by FPL or by all therate payers accessing the electric

53 Location of ROW and Appurtenances

1 FPL shall colocate the transmission line ROW to the extent feasible within or adjacent toexisting public ROW for those portions of the corridor that include such existing publicROW A Pre Certification submittal of FPL to the City shall include a finaldesign plan including pole locations and locations of underground lines throughoutthe entire Corridor and additional details as to locations and specific route segments asrequested by the City Commission to enable the City to review and provideappropriate and intelligent comment for maximizing to the extentpracticable the location of the poles outside of the existing and the proposed publicROW for the roads within the City FPL shall be responsible for the costs torelocate any transmission line poles located within any existing City publicROW to the extent required by Section 337403 Fla Stat and Rule 1446FAC

2 To the extent feasible FPL shall locate the Transmission Lines in the ROW so as toavoid the taking of property from private citizens FPL shall comply with Chapters361 73 and 74 Fla Stat to exercise the power of eminent domain for a publicpurpose if necessary Further FPL shall fully compensate the City for anyproperty andor property rights taken from it

3 Utilization of State and County Road Right Of Way

In the construction of the Transmission Line on or crossing State Road andorCounty RightsofWay FPL shall

A Comply with the requirements of the FDOTs Utility Accommodation u cManual A separate FDOT permit is required and 3 3 a a

B In regard to County RightsofWay the quality and placement of all a c rn E v0 0

utility installations from FPL within the proposed corridor shall be aEi BOOdetailed on the Certification submittals to the City to demonstrate 0 ccompliance with the Miami Dade County design standard and criteria E c c Q0 0 f

C Place Transmission Line structures at crossings of State Roads in such a o u o

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manner as to accommodate future road widening to the extentpracticable If future widening of any State Road in the area of theTransmission Line is required the cost of relocating the transmission lineshall be borne by FPL to the extent required by Section 337403 FlaStat and Rule Chapter 1446FAC

4 Transmission line poles shall be free standing without any guide wires and as small indiameter as technologically feasibleMiami 21 Code Article 4 Tbl 12

5 Rights of Way Location

A FPL shall locate the Transmission Line to the extent feasible within oradjacent to existing public ROW for those portions of the corridor whichinclude such existing public ROW A post certification submittal of FPL toCity of Miami shall be a final design plan including pole locations throughoutthe entire route and additional details as to locations and specific routesegments as requested by the City Public Works Department to enable thePublic Works Department to review and provide comment on maximizing tothe extent practicable the location of the poles to comply with visibility andAmericans with Disabilities Act ADA clearance requirements FPL shall beresponsible for all costs to relocate any utility facilities water mains sanitarysewers or storm sewers located in conflict with the proposed TransmissionLine infrastructure FPL shall be responsible for obtaining any necessaryeasements

B To the extent feasible FPL shall locate the Transmission Line ROW so as toavoid the taking of homes

6 Stormwater Pollution PreventionPlan

A Prior to commencement of construction activities as part of the post certification submittal FPLshall submit an Erosion and Sediment Control Plan ESCP to the City of Miami NPDESSection for approval The ESCP shall identify construction sequencing Best ManagementPractices BMPs to minimize erosion and sedimentation and to manage the quality and quantityof stormwater runoff during and after construction and other practices employed to protect allstormsewer systems and minimize fugitive particulate emissions during and after constructionThe ESCP shall at a minimum include the following information

1 Details of construction sequencing dewatering activities and sump locations stockpile areaandor deposition areas for excavated materials

a Description of land clearingdisturbing activities stormsewer locations existingsite conditions including the location of the stormsewer system and adjacent landusesareas that might be affected by land clearing disturbances

b Identification of stockpile areas andor deposition areas for excavated materials u r c

c Description of potential onsite problem areas such as steep grade changes highly 3 3erodible soils areas adjacent to wetlands surface waters or upland preservation o c Bareas 2 05 r

d Construction scheduling including the expected starting and stabilization dates 0o u

e Identification of all stormsewer systems adjacent to the construction site c c cf Protect all stormsewer inlets adjacent to the construction site during and after o u e o

constructionc el v

g If a sedimentation tank is needed for any type of approved dewatering activity the a L

location of the tank must be approved by the NPDES Section and must be 3 8 d

coordinated with DERM and the Public Works Development and Roadway PlansSection

2 Details of Best Management Practices and Fugitive Particulate Abatement Methodsa Details drawing and cross sections of erosion and sediment control devicesb Maintenance program for erosion and sediment control devices including

inspection frequency and maintenance activities and the location of thestormsewer system affected by the construction

c Haul routes and details of apron stabilization at ingressegress points to rightsofway

d Detailslocation of equipment washing areae Details of fugitive particulate abatement methodsf Contractors information including a twentyfour hour seven day contact and

phone numbers

3 Details of dewatering activities and locations drawing and cross sections of dewateringpumps A separate dewatering permit is required Protect all stormsewer inlets aroundconstruction site

4 Water Quality Monitoring Plan and monitoring stations if applicable FPL shall beresponsible for scheduling an onsite meeting with staff from the City of Miami NPDESSection including the Engineer of Record and Contractor Prior to scheduling the onsitemeeting FPL shall

a Obtain all applicable approvals DERM Public Works Dewatering permit andNPDES Permit

b Stake the boundaries of the wetland buffers upland preservation areas or otherenvironmentally sensitive areas as indicated on the approved Final Design Plan ifapplicable

c Stake all silt screen locations as needed to prevent turbidity and erosion off the siteas indicated on the Final Design Plans

d Install 6foot high wind screens as required by City of Miami Ordinance No13081

The erosion and sedimentation control plan shall include the location of all proposed erosion andsedimentcontrol devices and a pointbypoint response to the NPDES requirements in this section

7 Access Road And Drainage

FPL as a postcertification submittal to City of Miami shall submit detailed design plans showing allaccess roads and drainage plans after rightofway surveys and final design plans are completed

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54 Zoning Requirements1 The proposed use of Infrastructure and Utilities requires a Warrant in all transect zones a c I1

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except CI Civic Institution Zones where an Exception Permit is required and in D2 v c 0 0Industrial District Zones where they are allowed by right Art 4 Tbl 3 The definition is as o c ufollows

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Infrastructure and Utilities A facility or Structure related to the provision of c NI v

roads water and sewer lines electrical telephone and cable transmission and 0vall other utilities and communication systems necessary to the functioning ofa c 8 Ecommunity Art 1 Sec 11

a

Warrant permits are administrative permits issued by the Planning Department based on criteriaestablished in Article 7 and Article 4 Table 12 Design review criteria including the purposeand intent of the transect zone indicated in section 2 below see also Planning Departmentcomments Exception permits are public hearings that require review by the Planning

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Department and approval by the Planning Zoning and Appeals Board The criteria isestablished in Article 7 and Article 4 Table 12 of the Miami 21 Code see also PlanningDepartment comments

2 The proposal for high intensity transmission lines shall be consistent with the purpose andintent of the City of Miami Zoning Code referenced herein as The Miami 21 Code Article 2

of the Miami 21 Code establishes the following purpose and intent

a It is further the purpose of the Miami 21 Code to promote the public health safety moralsconvenience comfort amenities prosperity and general welfare of the City and to providea wholesome serviceable and attractive community including without limitationprotection of the environment conservation of land energy and natural resourcesimproved mobility more efficient use ofpublic funds greater health benefits of apedestrian environment historic preservation provision of recreational and open spacesreduction of sprawl and improvement of the built environment and human habitat Art 2Sec211b

b Improving the relationship between low Density Residential neighborhoods and adjacentCommercial Corridors with appropriate transitions of Density and Height following thetheory of the Transect Art 2 Sec212a2

c In all cases the goal of transit oriented pedestrian friendly MixedUse urbanism shallguide the arrangement ofTransect Zones Thoroughfares Buildings and landscape Thespecific design of each component should be appropriate to its Transect Zone as providedin this Code Art 2 Sec 213

d The design of Thoroughfares and Buildings should reinforce safe environments but not atthe expense of accessibility Designs should incorporate principles of Crime PreventionThrough Environmental Design CPTED

e Architecture and landscape design should grow from local climate topography historyand building practice

3 The proposed transmission lines shall be consistent with the Transect regulations for theTransect Zone in which it is located Where a Transect Zone designation is not indicated for anarea in the Miami 21 Atlas the area shall be construed to be zoned as for the most restrictiveAbutting Zone until corrective action shall be taken by the City Commission

a Height restrictions are applicable to all structures There are no Variances permitted forheight under the Miami 21 Code

b Transect Zones along the proposed corridor include T3 T4 T5 T6 CS and Cl SeeArticle 5 of the Miami 21 Code for height restrictions in each Transect Zone

4 Building Disposition Article 4 Table 12 Design Review Criteria

Articulate the building facade at street level to recognize pedestrian continuity and interest andat upper levels to recognize long views of buildingsRespond to the physical context taking into consideration natural features existing urban form

and Transect Zone intentions

Create Transitions in height and mass with abutting properties and transect zonesBuilding ConfigurationPromote pedestrian interaction

5 Landscape StandardsPreserve existing vegetation andor geological features whenever possible

Use landscaping to enhance building design and continuity of streetscape


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Provide landscaping that screens undesirable elements and that enhances open space andarchitecture

55 Buffering and Landscaping

1 FPL shall ensure the compatibility of any new buildings accessory structuresand appurtenances within neighborhoods This can be achieved largelythrough careful screening and buffering Miami 21 Code provides that all newlydeveloped and redeveloped above ground utility appurtenances visible from thepublic ROW shall be screened Materials and earthtone colors for screening shallbe compatible with the natural setting and surrounding structures Chain link fencingalone shall not be considered to be a screening mechanism

2 Community aesthetics are valued highly by Miami residents and Miamis tree canopy is of criticalimportance Inasmuch as transmission line siting may lead either to the loss of tree canopy ordisfiguring vegetation management practices FPL shall offer a suitable plan for maximum treeretention and tree replacement if necessary as part of its Application To ensure that canopyprotection is given due weight in actual transmission line siting FPL shall identify all trees withinthe proposed corridor determine their type and size record their location on a planning map andensure that sufficient tree canopy remains as required by local ordinance FPL shall commit firstto relocating trees and only when relocation is not feasible to replacing trees on at least a onetoone basis

3 Transmission poles shall be installed to avoid the removal of any large or existing specimen treesdefined as trees having a minimum 18 inch diameter trunk at breast height measured 45 feet abovegrade

Miami 21 Code Article 4 Tbl 12 City ofMiami Tree Protection OrdinanceMCNP Policy LU113Policy LU118 and Objective LU15

4 For the entire transmission line route provide large shade trees measuring a minimum height of 15feet and planted at no greater than 30 feet on center to help screen views of the transmission linesand poles

Miami 21 Code Article 4 Tbl 12 City of Miami Tree Protection OrdinanceMCNP Policy LU1L3 Policy LU118 and Objective LU15 TR143

r O Y5 Provide a tree survey and tree disposition plan prior to any work Furthermore provide a 5 3 a a

landscape plan that shows additional appropriate landscaping to visually screen the view of g ch Eo

transmission line poles as well as uphold tree replacement requirements FCity of Miami Tree Protection Ordinance MCNP Policy LU113 Policy LU 118 and o c 0 F uObjective LU15 TR143 Landscape Ordinance E c o Qro

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56 Electromagnetic Fields EMFs 4 CNL

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A Compatibility with Adjacent Neighborhoods v

The City is concerned with the compatibility of uses and the impacts on its adjacentneighborhoods specifically striving to facilitate the protection of the character of thesurrounding commercial areas and residential neighborhoods The City is concemed aboutpotential conflicts with existing and proposed buildings and homes within the corridor The City isalso concerned about where potential line location could limit future development In order toensure both safety and peace of mind for adjacent residential uses the City requests that FPL showthe limits of any EMFs electromagnetic fields to be generated by the line when adjacent toresidential uses

The Project shall comply with the applicable electromagnetic field standards set forth inChapter 62814 FAC The electromagnetic fields associated with any

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configuration developed during the fmal design of this project must be provided to the Cityand to DEP at least 90 days prior to the start of construction or such a shorter time period towhich the DEP Siting Coordination Office agrees as required by Rule 628145203FAC

57 Public Safety

The proposed route for the transmission lines is in relatively close proximity to numerous Citypolice and fire department facilities which provide vital public safety functions It is

imperative that the Citys emergency operations never be compromised or interrupted by theEMFs In the event of interference or blocking the City will verify to the best of itsability that FPL equipmentfacilities are at fault before requesting any FPL mitigationefforts In the event that FPL is determined to be responsible FPL shall bear the costsincurred by the City in rendering such determinations and shall cover any and allcosts associated with restoring the transmission path This may include the constructionof additional radio infrastructure to augment coverage in the blocked area according to theCitys specifications

58 Access Roads and Drainage

FPL must submit a post certification submittal to the City with detailed design plansshowing all access roads and drainage plans after ROW surveys and final design plans arecompleted

Supporting RegulationsSection 40353172FS Rule 6217665FAC

59 Future Signalized Intersections

The City needs FPL to minimize the impacts of the transmission line on intersectionimprovements by locating all proposed transmission line poles outside the ultimateconfiguration for all current and potential future signalized intersections FPL should agree to acondition of certification requiring that the transmission poles be located longitudinally alongthe ROW outside of the potential configuration for all currently designed and acquired futuretraffic infrastructure projects to the extent practicable

510 Architectural and Historical Resources

The City has concerns about historic resources located within or adjacent to the transmissionline corridor FPL as a condition during postcertification shall coordinate with the City andwith MiamiDade Countys Historic Preservation Department to determine the level ofcoordination required to satisfy the Citys Land Development Code stipulations regardinghistoric and archaeologically significant sites and to minimize any potential effects that the o

final route may have on these resources FPL should also agree to hire a consultant to perform a uan archaeological survey prior to the construction of the transmission line to avoid damaging t o c rany historic resources found to the extent practicable and if avoidance is not practicable to c u

mitigate impacts through salvage operations or other methods acceptable to the State of Florida c cDivision of Historic Resources and the City and County o m

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Any excavation done within the archeological conservation area starting with 8th street going fl I asouth on US 1 and ending just north of Coral Reef Drive will require a certificate to dig G 8 1monitoring by an archeologist monthly reports to the Preservation Officer regarding the v Longoing excavation and a final report to the Preservation Officer

MCNP Objective LU15 LU151and Policy LU223City Code Chapter 17 CityCode Chapter 23

511 Scenic Transportation Corridor

Any work done along a Scenic Transportation Corridor starting at SW 13 street andcontinuing along Coral Way requires a certificate of approval surveys showing the location ofthe proposed work and photographs It may also require a public hearing before the Historicand Environmental Preservation Board HEPB

MCNP Objective LU15LU151LU1314 City Code Chapter 17

512 Pedestrian and Bicycle FacilitiesPlacement of the transmission line poles shall be located off pedestrian facilities and ADA accessmust be accommodated at all times during construction Where portions of the transmission polesare along the Mpath those sections shall be refurbished after construction and include the additionof pedestrian scale Lighting When the planned lines go through the MPath they shall upgrade theMPath to the standards of the MPath Master Plan rather than refurbishing it to current standardsExisting facilities in Brickell and Downtown should be restored

MCNP Objective TR13 Policy TR122 Policy TR133 TR143 City CodeChapter 54 County Mpath Master Plan

513 Mitigation of Construction Impacts

A Final Design and Document Submittal

At least ninety 90 days prior to the commencement of construction of any portion of thetransmission line FPL shall provide the City with the following

1 a narrative description of the installation and construction of the lineimprovements specific to potential impacts within the City including but notlimited to the following Information

a identification of general location of construction staging andminimum land area required and r c Y

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b ROW encroachments necessary as applicableie road c d E uclosures etc f r

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2 a final design plan showingu

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a all protected trees over 4 dbh to be removed for the transmission line access road E aand drainage installation Protection measures for trees proposed for preservation 3 ay ashall be detailed

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b the distances ofthe transmission line location to the nearest existing homes

c construction timetables phasing and construction traffic to be generated by thetransmission line construction

d the screening measures including landscaping to be installed to screenany auxiliary equipment to be located along the transmission line from adjacentresidential uses

e location description and terms of any proposed easements reservations ordedications together with any necessary legal insl uments

f all flood zone and floodway delineations along the route of thetransmission line

g the location of any proposed school or park sites within onequartermile of the transmission line location on the final design plan

h the location of the ROW with respect to adjoining developmentthe existing zoning on adjoining properties and existing land usesadjacent to the ROW

i the name location and width of existing or platted street public ROWwithin or contiguous to the rightof way

j the location size and depth of sewers water mains and storm drains andapproximate location of power and phone lines within contiguousROW

k the location and size of easements for all the above groundutilities such as electric power lines within or adjacent to theROW

1 topographic contours on onefoot intervals based on means sealeveldatum

m flood plain management information on flood zones

n location of fire hydrants and exterior fire suppression systems suppliedby potable and non potable water sources

o location size and type of all proposed stormwater management facilitiesand

P gross acreage of the site

q aerial photos of the transmission line location within the City

r FPL confirms that it will not install any auxiliary equipment

s show as existing site conditions on the final design plan and the following athe location of the rightofway with respect to adjoining development theexisting zoning on adjoining property and existing land use adjacent to therightofway b the name location and width of existing or platted streetpublic rightofway within or contiguous to the rightofway c approximatelocation size and depth of sewers water mains and storm drains andapproximate location of power and phone lines within all contiguous of the

Submitted into the public rightofway d location and size of easements for all the above groundrecord in connection with utilities such as electric power lines within or adjacent to the rightofway

items DI2 on 060911 e flood plain management information on flood zones delineated ifPriscilla A Thompson applicable g location of fire hydrants and exterior fire suppression systems

City Clerk supplied by portable and non potable water sources and h location sizeand type of all proposed stormwater management facilities

All calculations and descriptions prepared by a Florida registered professional engineer need to showevidence of compliance with stormwater management including the percentage of all impervioussurface located on lots If the ROW is located in a flood way all calculations anddescriptions prepared by a Florida registered professional engineer need to demonstratecompliance with applicable flood plain management requirements

B Erosion and Sediment Control Plan

Prior to commencement of construction activities as part of the post certification submittalFPL shall submit an Erosion and Sediment Control Plan ESCP to the City for review TheESCP shall identify construction sequencing Best Management Practices to minimizeerosion and sedimentation and to manage the quality and quantity of stormwater runoffduring and after construction and other practices employed to minimize fugitiveparticulate emissions during and after construction The ESCP shall at a minimum includethe following information

1 Details of construction sequencing dewatering activities and sumplocations stockpile areas andor deposition areas for excavated materials

a description of land clearingdisturbing activities existing site conditions andadjacent land usesareas that might be affected by land clearingdisturbances

b identification of stockpile areas andor deposition areas for excavatedmaterials

c description of potential onsite problem areassuch as steep grade changes highly erodible soils areas adjacent to wetlandssurface waters or upland preservation areas

a construction scheduling including the expected starting andstabilization dates

e identification of disturbed areas where construction will not

be ongoing and final grade will not be achieved withinfourteen 14 days and an indication of temporary stabilization measures

2 Details of Best Management Practices and Fugitive Particulate

Abatement Methods

a details drawing and cross sections of erosion and sediment controldevices

b maintenance program for erosion and sediment control devices includinginspection frequency and maintenance activities o

c haul routes and details of apron stabilization at ingress egress points to ROW 3 fl crc ch h uC O o A

d detailslocation of equipment washing area c ce details of fugitive particulate abatement methods and o o fp

f contractor information including twenty fouraday contact information 11a

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3 Details of dewatering activities and locations drawing and cross sections sections of 3 112dewatering pumps

4 Water Quality Monitoring Plan and monitoring stations if applicable FPL shall beresponsible for scheduling an onsite meeting with City staff Prior to scheduling theonsite meeting FPL shall

a obtain all applicable approvals Environmental Resource and Permit andNPDES Permit

b stake the boundaries of the wetland buffers upland preservation areas orother environmentally sensitive areas as indicated on the approved FinalDesign Plan

c stake all silt screen locations as needed to prevent turbidity and erosion offthe site as indicated on the Final Design Plans

C Traffic coordination

During post certification FPL shall submit to the City the names of the public roadways that itplans to use for the transportation of the transmission poles the types of carriers and wheelpressures that will be utilized and the times of day for the transport of said transmission polesFor debris removal FPL must consult the City ofMiamispreferred Haulers

The area of the City through which the proposed transmission line corridor will pass is denselydeveloped with residential type apartments homes and townhomes FPL shall provide detailedinformation as to how it proposes to mitigate the construction activity associated with the newtransmission line through the City as it relates specifically to the immediately adjacentresidential areas

D Noise Level and Hours of Operation

The Corridor and any construction therein as proposed will be in close proximity toexisting developed residential uses Care shall be taken to adequately address the publichealth and welfare of nearby residents through the strict observation of permitted hoursof construction and permitted noise levels as closely as possible

The Application states that some construction activities may require nighttimeoperation FPL should coordinate closely with the Office of the City Manager and theDepartment of Code Enforcement for any construction activities that may take place atnight and procure the proper permits for said activity

E Construction Trailer

A site plan and Temporary Use Permit application forms along with the appropriate fee shallbe submitted to the Citys Public Works Department a minimum of 30 days prior to installation u c c

of any construction trailer A description of the type of building shall be provided 3 cco E

514 Public Information and Notification o o o uo c

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A Detailed Construction Schedule u NTransmission line construction may impact grant deadlines and scheduled roadway and other eT a

improvements As a result once it is available FPL shall provide the Office of the CityManager with a detailed timetable for the construction sequencing within the Citys N

boundaries

B Ongoing Greenhouse Gas Mitigation Strategies

FPL has created a comprehensive greenhouse gas reduction strategy Given the longtermnature of the proposed project in a densely populated area FPL shall provide informationabout greenhouse gas mitigating strategies for contract fleets heavyduty vehicles and offroad equipment cranes bulldozers and other equipment FPL shall describe what

advanced technology or alternative fuel equipment will be used and any TransportationDemand Management strategies to reduce vehicle miles traveled during construction andoperation

C Monitoring Reports

Monitoring reports stating the status and condition of the project shall be provided tothe City every month until all onsite construction is completed A final report

indicating changes or deterioration of the roadway shall also be submitted Anydamages identified as the responsibility of FPL or any agents working for FPL shallbe repaired within 90 days of filing the report A ROW permit shall be submitted toand approved by the Citys Public Works Department before proceeding with anyrepairs

D Public Meetings and Notices

In order to keep the residents of the City informed of the status of the project withinthe City and to address the concerns of the various citizens groups and organizationsaffected by the construction of the transmission line FPL shall agree to hold regularcommunity neighborhood meetings and public meetings throughout the designpermitting and construction phases of the project The City requests that FPL takefurther initiative to schedule this meeting with adequate public notice to Cityresidents and interested parties FPL shall coordinate with the Office of theCity Manager in obtaining updated homeowner associations and civic groupscontact information to provide these organizations with periodic updates on thedesign and development process

E Environmental Programs

The City adopts by reference the report of MiamiDade County particularly relatingto DERM review as DERM administers environmental programs on the Citysbehalf as filed in this case

F South Florida Regional Issues

The City adopts by reference the report of South Florida Regional Planning Councilas it relates to the South Florida Regional issues filed in this case

515 CITY OF MIAMI PERMITS

Based on conceptual transmission line route submittals the following City of Miami permits shall berequired A final determination of permit requirements shall be prepared once the engineering plans arereviewed by the City ofMiami

1 Public Works Department Excavation Permit2 City of Miami NPDES permit3 Public Works Dewatering Permit4 Police Department Public Works Maintenance of TrafficRoad ClosureSpecial

Events Permit

5 Night and weekend work requires separate approval6 Tree removal trimming permit7 And any other permits as required by law Submitted into the public

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516 FINAL DESIGN SUBMITTAL

A A post certification submittal to the City of Miami shall be a final design plan showing

1 All protected trees over 3 diameter at breast height DBH to be removed for thetransmission line access road and drainage installation Protection measure fortrees proposed for preservation shall be detailed A separate tree removaltrimmingpermit is required Tree replacement per Chapter 17 is required

2 The distances of the Transmission Line location to the nearest existing homes3 Construction timetables phasing and construction traffic to be generated by the

transmission line construction A separate Maintenance of Traffic permit isrequired

4 What measures will be installed to screen any auxiliary equipment to be locatedalong the transmission line from adjacent residential uses with landscaping

5 All existing and proposed easements6 All flood zone and floodway delineations along the route of the transmission line7 Show the location of any school or park sites within one quarter mile of the

transmission line location on the final design plan Concurrent review by otheragencies may required

B Show as is existing site conditions on the final design plan the following1 The location of the rightofwayeasement with respect to adjoining development

the existing zoning on adjoining property and existing land use adjacent to therightofway

2 The name location and width of existing or platted street public rightofwaywithin or contiguous to the transmission line rightofwayeasement

3 Approximate location size and depth of sewers water mains and storm drains andapproximate location of power and phone lines within all contiguous rightofway

4 Location and size of easements for all the above ground utilities such as electricpower lines adjacent to the rightofway

5 Typographic contours on onefoot intervals based on means sealevel datum6 Flood plain management information on flood zones delineated if applicable7 Location of fire hydrants and exterior for suppression systems supplied by potable

and non potable water sources8 Location size and type of all proposed stormwater management facilities

C Supplemental information to be submitted with final design plans to the City of Miami

1 All calculations and descriptions prepared by a Florida registered professionalengineer need to show evidence ofcompliance with stormwater management

2 If the rightofwayeasement is located in a flood way all calculations anddescriptions prepared by a Florida registered professional engineer need todemonstrate compliance with applicable flood plain management requirements

3 Location description and terms of any proposed easements reservation ordedications together with any necessary legal instruments

Submitted into the public record in connection with

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Cited Justifications

Miami 21 Code

httpwwwmiami21orgfinalcodeAsAdoptedasp

City of Miami Tree Protection Ordinancehttp wwwmiamigovcomPlanningpagesservicesTreeProtectionOrdpdf

Landscape Ordinance

http wwwmiamigovcomPlanningpages servicesLandscapeOrd financeasADOPTEDpdf

Miami City Code

http Iibrary8municodecomdefault testhomehtminfobase10933doc action whatsnew

Chapter 17 Environmental Preservation

Chapter 23 Historic Preservation

Chapter 54 Street and Sidewalks

Miami Dade County Metrorail MPath Master PlanhttpwwwmiamidadegovhnpodocsMPO mpath master final 200707pdf

Submitted into the public

record in connection with

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Corridor to Nowhere Economic Impacts of FPLsProposed Transmission Line on the US 1 Corridor

By Richard Weisskoff PhD

Submitted to the City of South Miami

May 27 2011

Draft 32


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Executive Summary

FPLsproposed Eastern 230 kV Transmission Corridor proposed to route power from two newnuclear power plants proposed for construction at Turkey Point would occupy an economicallycritical segment of the US 1 corridor stretching from the Falls to Brickell that currently lackssuch transmission lines Since the mid 1990s the US 1 Corridor north from Broward to StLucie County had become the cornerstone of the South Florida Regionsstrategy of compactgrowth Eastward Ho and has been incorporated into the South MiamiDade WatershedStudy of 2007 These studies form the basis of the current antisprawl and compact growthpolicies of the South Florida Region Section 1

The introduction of high voltage transmission lines on 105 ft high 4foot diameter concretepoles from the Falls to Brickell on US 1 inserts a major disamenity or blockage into thisgateway to Miami and into its rapidly growing southern neighborhoods Addition ofaboveground transmission lines shatters the strategy of compact growth changes the nature ofthe urban corridor and will produce severe and deleterious economic effects Projectedeconomic consequences of FPLsproposed transmission lines on the existing and futureeconomy of the US 1 corridor have not been included in the combined operating licenseapplication COLA for Turkey Point nuclear reactors 6 7 This report details the probableconsequences on the existing economy

FPLsproposed US 1 transmission line corridor directly affects a minimum of 173000 peopleor72 of the countysresidents derived from the ZIP Code map Figure 22 and Table21But seen as the gateway to the South MiamiDade Watershed region and areas to the Northincluding the City of Miami Coral Gables South Miami Pinecrest and Palmetto Bay the areais a portal and corridor for almost a million people or 38 of the countysresidents Table 22

The value of the4091 parcels buildings and land within two blocks on both sides of thetransmission line route was assessed at 403 billion in 2010 including FPL Corridor Option 1at Brickell 16 to 136 Street SW and FPLsproposed corridor around Dadeland Table 33

We examined the literature on effects of transmission line proximity on property valuesOverall we found a high degree of concordance between surveys of real estate professionalsand statistical analyses by academicians with industry consultants consistently publishinglesser effects Real estate professionals reported a 103decline academicians a 126decline and industry consultants a27 decline A detailed regression study of an area with anurban density most comparable to that found along US 1 revealed a 10 decline in value DesRossiers 2002 Table42

We have applied an array of loss rates 5 10 20 and 34 to reflect the range of findingsfrom studies done in other regions Based on the literature our best conservative estimateis to expect a minimum of 10 property loss from construction of transmission lines onUS 1 but losses as high as 20 could occur as this value was found in the higher incomeneighborhoods of Montreal in the study by Des Rossiers 2002 The 10 and 20 loss ratesapplied to the FPL transmission line corridor would create declines in property values of 400and 800 million respectively

At a 10 property loss rate local municipalities would lose an aggregate of93 millionin property taxes annually Table 51 Total revenue losses would be approximately 245million annually


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The 10 property value loss rate translates into a total job loss ranging from 4382 to8040 jobs depending on the labor intensity of the job sectors that are most affectedThe economic cost of the average expected job loss is 300 million per year

We note two anecdotal cases of urban power lines in South Florida associated with economicloss and urban blight

1 A set ofpower lines occupy the portion of West 63 St North Miami Beach that fronts6205 Laguna Path a 4 story 15 million townhouse part of the Aqua project on AllisonIsland that was purchased in 2005 prior to construction on the basis of the promotersmodels and drawings Once built however the owner realized that the spectacular livingroom view of the channel was marred by the powerlines and poles in the center stage Theowner has therefore kept the property off the market due to the severe penalty caused by thedisamenity of visible aboveground power lines

2 The State Road 7 US 441 corridor in Broward County has since 2004 been designatedas a growth corridor by the both County and the South Florida Regional Planning CouncilHowever the transmission lines along the route may have effectively turned investors awaySection 6

Our best prediction of economic loss to municipalities along the proposed US 1 corridor issevere approximately 400 million in property losses 300 million a year in householdincome from job losses and 25 million a year in losses to municipal revenue

We caution that the path proposed by FPL to transmit the energy needed for economicgrowth in the region will Iikely become both the assassin and graveyard of economicactivity and growth a corridor to nowhere


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Economic Impacts of the FPL Transmission Lines in the US 1 Corridor

Contents

Executive Summary 3

1 History of the Corridor References 7

2 Population 10

3 Value of Corridor Property 12

4 Literature Review Effect of Transmission Lines on Property Value References 13

5 Value of Property and Job Loss in MiamiDade County 18

6 Stories of the Special Case Conclusion 20

List of Graphics

Tables

11 Measures of sprawl and South Florida appetite for land 1995 201021 IMPLAN socio economic data of the FPL Corridor by ZIP Codes22 Projecting Population Growth and Expansion in the Corridor

31 Sample appraisal valuation of properties near transmission lines 2636 St32 Sample of County land use codes found in Table 31 above33 Summary Table of summed appraisal values by segments Brickell to SW 136 St

41 Review of survey results transmission line effect on property prices42 Review of statistical regression analysis studies of transmission line effect on property prices43 Statistical analysis of possible bias in percent value losses across the different literature types

51 Summary property adjacent to the transmission lines52 Employment impacts at 5 10 20 and 34 loss levels IMPLAN various sectors53 REMI Model Job losses over time different scenarios and time periods53 Economic effect ofjob loss

Figures21 Watershed interactive network Williams 199522 ZIP Code map of the FPL proposed Eastern corridor and Southern Corridor23 Minor statistical areas for the FPL proposed Eastern corridor and Southern extension MD PZ24 South MiamiDade Watershed Plan corridor map 200751 Blocks of the REMI Model and some connections

Graphs51 How long the job loss Effects of 10 property loss on different time spans52 How deep the trough Effects on jobs of different sectors taking the hit of spending cuts


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Section 1 History of the Corridor Between Ocean and Swamp

The growth of Miami in the past decades has been an alternating clash between sprawlandspread growth on the one hand and compact and compressed growth with higherdensities on the other One would think that Miami a city constrained between the

ocean and the swamp would have been forced to grow upward not outward Geography

alone would dictate that compactness and density would win over sprawl

The record shows otherwise indeed of Floridascounties on the lower East coast

MiamiDade is already the most densely populated with 84 people per urban acre more

than Broward with 72 inhabitants per acre See Table 11 col 3 lines 1 2 But the

average for the nine South Florida counties is half MiamiDades density or 48 peopleper urban acre

More important than density is a measure of the historical responsiveness of

urban land absorption as the population grows Economists call this responsiveness the

elasticity of demand for urban land with respect to urban population growth and wemeasure it in terms of the percentage change in land relative to the percent change in

urban population for a given time period and county We computed the elasticities for anumber of counties using two comparable land use studies done in 1988 and 1995 Table

11 col 4 The value for MiamiDade is0910 or almost unity which means that

historically a 10 increase in urban population has been associated with a 91 increasein urban land occupancy Note that the elasticity value for MiamiDade is the highest of

all the counties in Table 11 Indeed only the values for St Martin076 and for the

lower West coast counties088 approach Miami Dadessprawl tendency

This sprawl tendency means simply that MiamiDade incorporated 445 thousandnew urban acres from 1995 to 2010 to accommodate its growing population Table 11

col 9 This kind of land intensive growth expresses itself in the periodic wars to push

the Urban Development Boundary westward and to fill in ecologically precarious lands

reduce parklands and build on any kind of open space Palm Beach County took 446thousand acres and that with a lower elasticity 055 but a higher rate ofpopulation

growth 33 vs 20 for Miami Dade But on Floridas lower West coast the


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population of the four sprawlsetting counties grew by 108 Table 11 col 7 andtransformed 284 thousand acres into urban land

Clearly with these historical parameters the continued growth of the cities intheir traditional manner is unsustainable If the historical tendencies are not checked the

future of the Everglades is doomed as the cities seek more and more of the marshy land

to fill in and build upon

In the southern suburbs of Miami however developers had learned early to make

peace with precarious coastal lowlands due to the high water table frequent floods theexuberance of the hurricanes and the multitude transversal creeks and canals simply in

order to capitalize on the sheer beauty of the place Dan Williams South DadeWatershed Project 1995 offered a plannersvisualization of the region which could

work neatly with another approach that could be realized in South Florida TheGovernorsCommission for a Sustainable South Florida which started to meet monthly

in the mid nineties began to promote a more compact development by pushing eastwardnot westward in order to remove pressure on the agricultural lands and on the water

collection areas of the Everglades As theEverglades were to be rehydrated and water

levels raised the adjacent cities would require great flood protection and better drainage

The built area would have to be kept back intensified filled in and the economic

impetus to sprawl the reward for converting freshwater marshland into houses would

have to be kept in check see SF Regional Planning Council 1996 and Burchell 1999

At the same time researchers were showing that the sprawlmodel by which

most of Florida had been developed was merely shifting the costs of infrastructure from

the private developer who took his profit up front to the counties and municipalitieswho then had to tax the new residents to cover their new costs Burchell computed the

detailed costs of sprawl for New Jersey 2000 most major US cities 2002 and the

saving that South Florida could realize by compact development 2003 A special six

volume study was completed in 2002 on the retention of the agricultural land and those

strategies and policies that would keep the South Dade farmer in business Degner

Morgan eds 2002

MiamiDade County together with the other agencies sponsored a million dollar

South MiamiDade Watershed Study 2007 which today offers a clear plan which


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comprehends and builds on these earlier visions The drive to sprawl could be checkedthe farm lands protected and the Urban Development Boundary held all by focusingdevelopment on the US 1 corridor which had several distinct advantages a rapid transitsystem an exclusive busway the high coastal ridge to minimize flooding in view offuture sea level rise home to a variety of income groups and land uses

A series of charettes propelled the ideas the cities and towns would become focal

points for development along the corridor Coral Gables South Miami KendallPinecrest Palmetto Bay Cutler Bay and the small towns too Leisure City Naranja

Princeton Goulds Cutler Ridge Perrine and the endpoints Florida City andHomestead With commercial residential and industrial growth concentrated along the

straight and naturally elevated US 1 corridor the remaining agricultural lands and openspaces would be retained and the urban infrastructure consolidated The Plan 2007 waswidely publicized and the collaborating towns and cities along the route began laying thegroundwork for new city centers higher densities and more compact zoning

Into this setting enter the FPL transmission lines They clash headon with twodecades of work by the local communities and county planners Along this very route are

to be strung the three 230 KV lines with 80 to105 high concrete poles every 300 ftheld in place by guyed wires where needed Possibly three or more underbuilt lines areto be strung lower down the poles The poles themselves measure almost 4 feet in

diameter such that the hands of two grown men hugging the poles on opposite sides

barely reach one another The poles dwarf the neighboring buildings hospital shops andschools they block the sidewalks if they are placed near the curb to suspend the linesover the roadway

What are the economic impacts of running the lines from the Falls up US 1 to

Brickell What would the true cost be to the society which has already launched itself

onto a risky but rational venture of compact growth along that very corridor


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General References for Chapter 1 Introduction to the Issues

Arranged Chronologically

1 South Dade Watershed Project 1995 Planning Document Miami Center for Urbanand Community Design University of Miami and South Florida WaterManagement District

2 South Florida Regional Planning Council 1996 Eastward Ho Revitalizing SoutheastFloridasUrban Core Initiative of the GovernorsCommission for a SustainableSouth Florida Hollywood pamphlet also posted on sfrpccom website

3 Burchell RW 1999 Eastward Ho Development Futures Paths to More EfficientGrowth in Southeast Florida Tallahassee FL Dept of Community Affairs

4 Burchell RW 2000 The Costs and Benefits of Alternative Growth Patterns TheImpact Assessment of the New Jersey State Plan New Brunswick NJ StateUniversity ofNew Jersey Rutgers Center for Urban Policy Research BlousteinSchool ofPlanning and Public Policy

5 Burchell RW et al 2002 Costs of Sprawl 2000 Transit Cooperative ResearchProgram TCRP Report 74 Washington DC National Academy Press

6 Degner RL Morgan KL eds 2002 MiamiDade County Agricultural LandRetention Study 6 Vols FAMRC Industry Report 0202 Gainesville FLUniversity of Florida Institute of Food and Agricultural Sciences

7 BurchellRW et al 2003 Projected Development in the GEER Greater EvergladesEcosystem Restoration Region and Potential Resource Savings by Employing aCompact Development Growth Regime New Brunswick NJ Rutgers UniversityCenter for Urban Policy Research

8 Weisskoff R 2005 Economics of Everglades Restoration Missing Pieces in theFuture of South Florida Cheltenham UK Edward Elgar

9 MiamiDade County 2007 South MiamiDade Watershed Study and Plan Planningfor a sustainable healthy environment and economy Posted athttp southmiamidadewatershednet

10 US Environmental Protection Agency Smart Growth Implementation AssistanceProgram 2010 Growing for a Sustainable Future MiamiDade County UrbanDevelopment Boundary AssessmenthttpwwwmiamidadegovPlanZoneLibraryMiamiDadeFinalReportEPA1710pdf Accessed May 1 2011


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Section 2 Population in the FPL Corridor

How many people will be affected directly by FPLsproposed transmission line corridoron US 1

We used three sources for deriving population figures

1 ZIP Code zones along the route

2 MiamiDade Planning and Zoning Dept Projections from the year 2000onwards for minor statistical areas

3 South MiamiDade Watershed Study estimates and projections for the region

The IMPLAN file for MiamiDade County provides economic information on population

and business activity for all 79 ZIP Codes of MiamiDade County We have selected the

eight ZIP Codes through which FPLsproposed Eastern Corridor passes seeaccompanying Map 21 The population of the ZIP Code corridor is almost 207000

persons living on 49 square miles making for a density of4218 people per square mileTable 21 lines 24 col 1 This population constitutes 86 ofthe Countystotal

population living on 25 of the land area creating a density that is 34 times thecountywide average Table 21 co13 lines 24

Almost 160000people are employed in the corridor or 111of the Countystotal

workforce Total personal income is 126billion which is 14 of the county total

Household income averages 145000 or 145 of the countywide average of100322

Table 21 lines 78 cols 13

By extending the US1 corridor all the way to Homestead Table 21 col 4 we addmore area and more families The entire corridor encompasses 16 of the countys

population households and workforce Table 21 lines 2 5 6 and 21 of its totalpersonal income The overall population density of the entire corridor is lower than theFPL Eastern corridor on US 1 but is still 22 times the countywide average and

household income averages 127000 which is 127 of the countywide average

In summary then the ZIP Code corridor is the narrowest economic area around the

FPL proposed Eastern corridor and encompasses 9 of the population 11 of the jobsand 14 of the countyspersonal income Its density is 34 times higher than the county


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average and household incomes average 45higher than the county average It is thehighend corridor into Miami

A statistical cut of the corridor which is broader than the ZIP Code file is

provided by the MiamiDade County minor statistical areas Table 22 According tothis measure the population of the FPL Corridor was 349000 in 2000 or 155of the

county projected to reach 402000 by 2015 The addition of five more statistical areasfor the southern extended corridor adds another 176000 people totaling 23 of the

Countyspopulation in 2000 and projected to reach 38 of the County by 2025 Table22 line 9

The broadest boundary aroundtheFPL proposed Eastern corridor on US 1 is drawn

by the South MiamiDade Watershed Study Table 22 line C which views the entireregion as a single unit of almost a million people or 38 of the Countyspopulation

In summary the ZIP Code file gives the narrowest number ofpeople in the zone or

207000 or86 of the countyspopulation The CountysPlanning and ZoningStatistical Areas draws a larger corridor boundary with 349000people or 155of the

county and the Watershed Study comprehends an even larger area with about a million

people or 38 of the county

But in addition to the sheer number of people living in the corridor area our

concern now turns to the economic value likely to be affected by the addition of new

aboveground transmission lines on the corridor in question


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Section 3 The Value of Corridor Property

We divided the FPL Corridor Route into 13 segments from SW 16 to SW 136 St plus

Option 1 at Brickell and the noose around Dadeland We examined a total of4091properties on two blocks on both sides of the transmission line route We noted theirCLUC land use codes address square footage value of land value of building andtotal market value see sample in Table 31

The variety of land uses is broad In the sample of properties shown in Table 31

which refer to SW 2636 Streets on both sides of US 1 we recorded 21 different land

uses including commercial industrial institutional residential and many vacant

properties These data could be valuable research tool for identifying potential areas forland use improvements in the corridor see Table 32 for a summary of the Land Use

Codes found in the sample properties

We have found that the total market value for all land and buildings two blocks on

both sides of US 1 is4031771963just over403 billion Table 331This estimate raises three further questions only one of which will we attempt to

answer in this report The first and most important question is What is the impact of thetransmission lines on the value of these properties and the economic activity they

generate

The second question is not explored here but is extremely important nonetheless

If the current value of local properties has already lost perhaps half of their value in the

recent economic meltdown then to what extent will the future and presumably

recovering value be affected by FPLsproposed transmission lines on the US 1 corridorThis question assumes that the recovery continues as FPL assumes and which is theentire basis of the need for the new transmission lines in the first place eg Statement of

Need approved by the Public Service Commission on 11 April 2008

Third what is the loss of investment in expansion and new construction that would

be scheduled for the high density corridorthat now with the transmission lines might be

deterred and seek other places if not other counties What is the cost of returning to the

The team of University of Miami graduate students participating in this project were Vania BakerMeisha Brisbane Ali Bustamante Sephanie Cazobon Patricia GuiaMartini Andrej Lampe Carl MbaoMeissa Meade Martha Rodriguez Mathieu Root Sarah Slater and Lina Sokol Edward Laird constructeda40 ft array of panels using aerial photographs of the entire proposed US 1 Corridor Mr Laird also createda fullsize cardboard replica of the base segment of a typical 4 ft diameter transmission line pole


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sprawling non compact growth pattern if highrise residential and business constructionshuns the transmission line corridor

In the absence of published studies of the impact of transmission lines on property

values in Florida we shall turn now to a detailed review of the published literature and

their fmdings


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Section 4 Literature review of the decline in property value adjacent to

transmission lines

Two types of studies have been applied to measure the economic impacts of transmissionlines on property value the questionnairesurvey and statistical regression analysis Theformer asks questions of industry experts and buyers ofproperty The latter uses data ofsales and detailed records of the characteristics of thoseproperties

One type of direct survey inquires as to the magnitude of the loss or gain due to

transmission lines and a second asks simply if is the properties experience a loss or gain

of value Among the responses to the questionnaires sent to appraisers real estate

professionals and purchasers overwhelmingly cite transmission lines as a disamenitythat is a downward influence on price Table 41 cols 67 Only one survey found no

effect Table 41 line 6 The average loss for the 12 reporting cases was 103

Among the 11 surveys inquiring simply if there was a gain or loss due totransmission lines without estimating the magnitude of that loss or gain an average of

57 of respondents reported a loss in 3 studies 46 of the respondents said no loss no

gain and 2 surveys 105 reported gains usually due to larger parcel sizes or to the

recreational amenities and low traffic associated with transmission line easements Table

41 cols 11 13 bottom line

In the statistical regression analysis the researchers use multivariate statistical

techniques to measure the contribution of the transmission line to the value of thehouse This variable itself may get redefined into other dimensions distance from the

transmission line front or rear sighting noise plus the wide array normal variables such

as year of construction rooms lot size and other amenitiesBut these observations appear and measurements can be made only when the

houses are sold What if the house cannot be sold as may occur if the owner is unwilling

or unable to take the market loss and chooses to hold on to his otherwise devalued

property In such cases the loss ofvalue is never realized the measurement is nevermade and the observation never appears in the data set Moreover the loss of

housing or commercial construction foregone due to the transmission line is not recordedin these data For this reason empirical data sets may provide an overly optimistic

estimate of actual property values adjacent to transmission lines


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Including all eighteen regression studies the mean recorded loss attributable to

transmission line proximity was 64 Table 42 line 22 col 7 Table 43 However

we consider the possibility of bias within these studies For instance studies published in

peer reviewed journals are universally considered more reliable than those publishedwithout peer review Likewise studies performed by industry consultants are likely tofind outcomes favorable to industry because a consulting firm stands to be hired again if

its results favor the industrysinterest We analyzed the literature for evidence of these

two potential biases journal type and author employment Table 43We found that studies by industry consultants reported significantly lower mean

average property devaluations from transmission line proximity than studies byacademics 27vs 126p0004 Table43 For non statisticians the Fisherian

significance value p0004 can be interpreted to mean that elves rolling dice would

only obtain a difference in mean roll scores as extreme or more extreme than thedifference in reported devaluation means no more than four times in a thousand In other

words such an extreme difference between the author groups industry consultant vs

academic is extremely unlikely to have been obtained by chance alone and thus likely

has an underlying cause We posit this cause to be financial conflict of interest

experienced by industry consultants

Examining the effect of journal type we found that the nonpeerreviewed

literature reported a lesser decline on average than the peer reviewed literature425 vs86 While the difference is not statistically significant ttest 1tailed unequal

variance t138p009 one data point falls more than three standard deviations beyondthe mean the accepted statistical standard for outlier exclusion a study prepared by the

University of Quebec for HydroQuebec found transmission line proximity associated

with a 17 decline in property value Omitting this statistical outlier from this analysis

the mean value decline in nonpeerreviewed literature is a267 and the difference

between peer reviewed and nonpeerreviewed literature is statistically significant

t218 p003 Even within the peerreviewed literature industry consultants reported

significantly lower devaluations than academics23vs133t299 p001

Which group of studies is most accurate The question is resolved by the

corroboration of the academic regression studies by the real estate professional



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questionnaire surveys Surveys of real estate professionals reported an average 103loss of property values due to transmission line proximity a figure in concordance withthe 126 average reported in the academic studies and much higher than the27

reported by industry consultants We place confidence in the concordance between therealtor surveys and the academic regression studies

Seeking studies most geographically and economically similar to US 1 we

imagined the ideal study in which urban property values along a major thoroughfare weremeasured before and after the construction of a high voltage transmission line It hasnt

been published yet Most published studies analyzed corridors that pass through smalltowns between major cities but the study by Des Rossiers 2002 examined the city ofBrossard in the Greater Montreal Area Table 42 line 7 a region directly comparable to

the urban character ofFPLsproposed US 1 corridor That city of69000 is smaller than

our corridor of207000 people as measured by the ZIP Code areas Table 21 above but

Brossardsdensity of4059 people per sq mile is very similar to our corridorsdensity of

4218 people per sq mile Des Rossiers 2002 used a sample of 507 single family housessold between 1991 and 1996 but the highvoltage transmission line corridor was itself

two miles long and 200 ft wide and not built alongside a major thoroughfare their 315kV lines were run on high pylons down the middle of its exclusive corridor whereas US

1 would feature 230 kV lines situated along the roadway Des Rossiers study is

outstanding in the number of variables tested 62 the numerous geographical and classdivisions of the city the number of models tested and the forms of the equations fitted

In Brossard Des Rossiers found transmission line proximity produced on average a 10

loss of residential property value and a maximum loss of20 in certain locations An

earlier of another Quebec site Table 42 line 7 Universite du Quebec 1982 found a

maximum of 34value loss

The concordance between Des Rossiersstudy 10 loss the realtor surveys

103 loss and the academic regression studies 126 loss give us confidence that

10 is a reliable and conservative figure for the property value loss within two

blocks of FPLs US 1 Below we apply a range of property loss rate projections to the

property corridor 5 10 20 and 34 then select 10 for our remaining

calculations


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In our review of 42 studies important questions arise for example

1 For how long does the disamenity last One year Ten years Some studies foundthat prices normalized after 20 years

2 Over what distance is the disamenity effective One block Two blocks 200

meters The literature shows that distance depends on the field of vision the height of

the towers and intervening structures and foliage

3 Some studies report no loss of sale price but rather a longer time period to sell theproperty at the asking price Such an economic effect fails to show up in the regressionanalysis but requires the conversion of the lost time into the price variable4 Literature shows that the perception of the disamenity is itself the real cause of lostvalue so that for example developers of upscale restaurants car dealerships hospitals

and daycare centers are likely to avoid the transmission line corridor altogether

Section 4 References

A General Transmission Lines and Property Values1 Fik TJDC Ling GF Mulligan 2003 Modeling Spatial Variation in Housing Prices A Variable

Interaction Approach Real Estate Economics 31 4 pp 623646 professors at University ofFlorida and University of Arizona Theoretical models dummy distance access dont explainlocation need a unique location value signature and other site structural and independentattributes plus interactions

2 Wilson A R 2006 Real Property Damages and Rubber Rulers Real Estate Issues Summer pp 2531 Private consultant in Woodland Park CO Damage diminution location discussion

3 Pitts J M and TO Jackson 2007 Power Lines and Property Values Revisited Appraisal JournalFall 2007 pp 323325 general descriptive not original

Stigma4 Elliot P D Wadley 2002 The Impact of Transmission Lines on Property Values come to terms

with stigma Property Management 202 pp 137152 U of Queensland Australia

Legal issues just compensation5 Furby L R Gregory P Slovic B Fischhoff 1988 Electric Power Transmission Lines Property

Values and Compensation Journal of Environmental Management 27 pp 6983 All are privateconsultants in Eugene OR

6 OrelLJ 1994 Perceived Risks of EMFs and Landowner Compensation University ofNewHampshire Law Review vol 6 Winter http Iawunheduriskvol6winterorelhtm

7 Gell C 1999 Shocking Overheads Power Lines National Association of Real Estate AppraisersUK

Review of General Statistical Studies and Issues

Submitted into the public18


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8 Bolton DR KA Sick 1999 Power Lines and Property Values The Good the Bad and the UglyUrban Lawyer Spring 31 2 Authors are consultants in Austin TX Early lit review

Detailed Review of All Types of Statistical Studies9 Kroll CA Priestley T 1992 The Effects of Overhead Transmission Lines on Property Values A

Review and Analysis of the Literature Report prepared for the Edison Electric Institute Sitingand Environmental Planning Task Force Internet Edition Washington DC

Survey QuestionnairesNation wide survey10 Delaney CJ Timmons D 1992 High Voltage Power Lines Do They Affect Residential Property

Value Journal of Real Estate Research 7 3 Summer pp 315 329 Prof Baylor UniversityWaco TX and UT San Antonio TX

Memphis TN11 Kung H Seagle CF 1992 Impact of Power Transmission Lines onProperty

Values A Case Study The Appraisal Journal 60 3 Jul pp 413418 Sponsored by MemphisState U and Memphis Area Assoc of Realtors Educ Foundation Authors geography professor atMemphis State University and real estate appraiser Concludes value sensitivity depends onawareness and perception ofpower line dangers

Minnesota

12 Mitterness C and S Mooney 1998 Power Line Perceptions Their Impact on Value and MarketTime Paper presented at ARES Annual Meeting 1998 14 pp Review of 6 surveys asks buyersSS Professor at St Cloud State University MN

Regressiontype studiesReviews of Regression studies13 Gallimore P MR Jaye 1999 Public and Professional Perceptions of HVOTL risks the Problem

of Circularity Journal of Property Research 16 3 pp 243255 Reviews early regression modelresults Professor at Nottingham Trent University Staffordshire University Business SchoolUK

14 Jackson TO J Pitts 2010 The Effects of Electric TransmissionLines on Property Values ALiterature Review Journal of Real Estate Literature 18 2 pp 239259 Authors are TexasAM professors and real estate consultant no funding source given They conclude there arenoeffects

Original regression studiesAcademic

Decatur ILL15 Colwell PF Foley KW 1979 Electric Transmission Lines and the Selling Price of Residential

Property The Appraisal Journal Oct pp 49099 Prof at U Ill Urbana Champaign and realestate agent with Illinois Power Company The first study to find falling price with proximity toPower Lines

16 Colwell PF 1990 Power Lines and Land Value Journal of Real Estate Research 5 117 27 Findsthe power line price effect diminishes over time

Montreal

17 Des Rossiers Francois 2002 Power Lines Visual Encumbrance and House Values A MicrospatialApproach to Impact Measurement Journal of Real Estate Research 23 3 pp 275 302 Professorat Laval University Canada



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Washington Oregon18 Woverton ML SC Bottemiller 2003 Further Analysis of Transmission Line Impact on

Residential Property Values The Appraisal Journal 713 July pp 244252Professor at University of Nevada Las Vegas chief appraiser at Bonneville PowerAdministration USDOE

UK and Scotland

19 Sims S and P Dent 2005 Highvoltage Overhead Power Lines and Property Values A ResidentialStudy in the UK Urban Studies 42 4 April pp 665 694 Authors are at Oxford BrookesUniversity Excellent statistical work also references

Cleveland

20 Simons RA and JD Saginor 2006 A Meta Analysis of the Effect of Environmental Contaminationand Positive Amenities on Residential Real Estate Values Journal of Real Estate Research 28 1pp 71 104 Authors are at Cleveland State University No funding source given

Industry sponsoredNY ME CA Land 1family21 Kinnard WN Jr SA Dickey 1995 A Primer on Proximity Impact Research Residential Property

Values Near High Voltage Transmission Lines Real Estate Issues 20 1 Apr pp 2329Emeritus Professor from Canada and consultant in California

Conn MA 1 family22 ChalmersJA F A Voorvaart 2009 Highvoltage Transmission Lines Proximity Visibility and

Encumbrance Effects The Appraisal Journal Summer Pp 227245 Funded by NortheastUtilities authors are private appraisers and litigation consultantsRural and suburban Ct MA See comments in Fall 2009 and Summer 2010 Appraisal JournalSee comments by E Razzi Pay Attention to Power Lines Washington Post Aug 8 2009

B Other Studies on the Economic Impact of Amenities

General disamenities

23 Boyle MA and KA Kiel 2001 A Survey of House Price Hedonic Studies of the Impact ofEnvironmental Externalities Journal of Real Estate Literature 9 2 p 117144 All kindspipelinesnuclear plants smelters landfills but no specific power line studies included Fundedby US EPA Professor at MIT and College of Holy Cross Worcester MA

24 Jackson TO 2001 The Effects of Environmental Contamination on Real Estate a LiteratureReview Journal of Real Estate Literature 9 2 pp 93116 funded by NSF Lincoln InstituteConsultant in Bryan TX

Evaluation of Visual Disamenities

25 Harrison S 2002 Visual Disamenity in the Queensland Wet Tropics Estimating the EconomicImpacts of Overhead Transmission Lines Economic Analysis and Policy 32 2 June pp 173188 U Queensland Australia Impact on Tropic tourism farmland values

Transmission Line Siting26 Vajjhala SP and PS Fischbeck 2007 Quantifying Siting Difficulty A Case Study of US

Transmission Line Siting Energy Policy 35 pp 650671 Resources for the Future CarnegieMellon U Good bibliography

Wind Mills as Disamenities

27 Hoen B R Wiser P Cappers M Thayer G Sethi 2009 The Impact of Wind Power Projects onResidential Property Values in the United States A Multi Site Hedonic Analysis LawrenceBerkeley National Laboratory 146 pp revision 1 Funded by US DOE Excellent bibliography


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Tunnels and roads as disamenities

28 Kilpatric JARL Throupe JI Carruthers A Krause 2007 The Impact of Transit Corridors on

Residential Property Values Journal of Real Estate Research Jul Sept 29 3 pp 303320Funded by HUD Authors are from U Denver private consultants and HUD superhighways I95s tunnels

C Safety Discussion29 Jaconetty TA 2001 Do You Want your Children Playing Under Those Things The Continuing

Controversy about High Voltage Electromagnetic Fields Human Health and Real PropertyValues Assessment Journal MayJune p 23 30 Author is Chief Deputy Commissioner CookCounty Board of Review Review of many factors no conclusions

30 Silicon Valley Real Estate Info High Voltage Transmission Lines Electric and Magnetic FieldsEMFs and How They Affect Real Estate Prices Jan 3 2008

31 Kennebec Journal As transmission lines plans proceed homeowners ponder offers safety concernsMay 18 2008

Energy Efficiency in Florida32 Florida PIRG Education Fund 2005 Redirecting FloridasEnergy the Economic and consumer

Benefits of Clean Energy Policies Tallahassee 24 pp written by Navin Nayak Funded byEnergy Foundation a renewable energy industry consortium

33 Elliot RN M Eldridge AM Shipley J Laitner S Nadel 2007 Potential for Energy Efficiencyand Renewable Energy to Meet FloridasGrowing Energy Demands Report No E072American Council for an Energy Efficient Economy Washington DC

34 Petition to determine need for Turkey Point Nuclear Units 6 and 7 electrical power plant by FloridaPower Light Company DOCKET NO 070650El ORDER NO PSC080237FOFE1httpwwwfloridapsccomlibraryfilings085CO2812085CO281208pdf


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Section 5 Value of Property and Job Loss in MiamiDade County

51 Loss in property values

In Section 3 above we identified property valued 403 billion in the twoblock corridor

along the FPLs preferred route At loss rates of 5 10 20 and 34 respectively

the corresponding losses in property values are 203 million 403 million 803 million

and 137 billion for the respective loss rates Table 51 lines A1A4 The

corresponding losses ofproperty tax revenues valued on the MiamiDade County

millage rate of22992 range from 46 to 315million annually Table 51 lines B1

B4 At the bestestimate loss rate of 10 the projected property value Loss

from transmission lines on US 1 is 403 million roughly twice FPLs upper estimate

of 200 million required to underground these lines

51 Loss in municipal revenues

A property value loss of 10 translates to annual property tax losses of93million

Table 51 B The losses in other municipal revenues are more difficult to model but

we can make an approximation Advalorem taxes in South Miami constitute 38 of

annual municipal revenues so assuming the hit to property value affects other activitiessuch as construction and retail by a proportional amount we can assume that total

annual revenues lost would be 245 million 93 million 034 Loss rates of20

would produce annual advalorem tax loss of186million and total revenue losses of49 million At a 10 value loss the lost municipal revenues alone would exceed the

cost of undergrounding in eight years and at 20 value loss municipal revenue

losses would exceed the undergrounding costs in four years

52 Job Losses

How do property value losses affect the number of jobs in the economy How doesdollar property loss translate into job loss Fortunately economists have developed

two standard models for measuring economic impacts of different events or policy

changes IMPLAN Impact Analysis for Planners and REMI Regional Economic

Modeling Inc see IMPLANcom and REMIcom Both are excellent analytic tools


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each gives a different dimension of the economy and both must be used to obtain acomplete projection of economic impacts IMPLAN measures the impacts for a singletime period It assumes the full loss ripples through the economy all at once It

collapses or consolidates all the economic effects into a single solution even if theeffects take years to work themselves out and occur at different points in time IMPLAN

deals primarily with the backward or production linkages with the inter industryconnections and also with the consumption effect of workers spending as a result of an

impact or policy change These effects are specified as direct indirect and inducedeffects on jobs their sum is the total job impact IMPLAN gives us an Xray of the

economy Alter one economic entity such as land value and IMPLAN will trace whichother components are connected to it and quantitatively how much value flows from oneeconomic entity to another REMI Regional Economic Modeling Inc is analogous to a

video MRI of the patient yesterday today tomorrow and for the next 40 years TheREMI model measures the interactions between the interconnected economic

components This modeling system includes blocks that trace flows and relationshipsbetween output capital and labor demand population and labor supply wages prices

and profits and market shares see the sketch of the economic pieces in Figure 51 Both

tools give the analyst significant insights into the impacts of a disamenityOnce the real estate market recognizes the disamenity and prices react say by a

decline of 10 what is the next step Do the homeowners and business owners see

themselves as poorer and if so how is that expressed Ifprices and appraisals fall

then taxes will fall and government spending will fall But the private citizensreaction

to losing 10 of the value of his house may vary widely The aggregate loss in the

MiamiDade economy of 403 million almost a half billion dollars when the lines are

completed spread across4000 property owners may lead to different scenarios Howwill individuals families and businesses express this loss Will they cut spending across

the board invest less or save more Will they cut discretionary spending on restaurants

jewelry and travel or insist on cuts in social services such as nursing care andeducation The precise responses of different property owners to declining property

values determines how the value losses resonate through the economy


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52a IMPLAN Job Loss

We use IMPLAN as a fast Xray guide to these alternatives designing alternative

programs to evaluate the impact of different levels of value reductions 5 10 20

and 34 on different arrays of sectors Table 52 lines A 1 6 At 10 property

devaluation the affected neighborhoods along the corridor would experience from

4382 to8040 jobs lost with the precise number depending on the economic sectorspresent and affected by spending reductions Table 52 For instance if just the realestate sector and government spending take the full hit then a total of4382 jobs will belost at the 10 property loss level Table 52 col 2 line A But if the cut in sector

spending hits air travel private colleges and retailing Table 52 line 2 then 5170 jobswill be lost The most service intensive basket of cuts is our last scenario Table 52

col 2 line 6 which reduces 403 million in spending on private education real estate

nursing care facilities food and drinking places and jewelry manufacturing In this case8040 jobs would be lost

All the numbers above assume that the effects are compressed into a single year

We must now turn to REMI and play out similar scenarios with a more complex regional

economic model and for a longer time span

52b REMI Job Loss

The basic REMI model for MiamiDade County gives results that are similar to the

IMPLAN findings At a 10 property loss REMI finds the first year reduction in jobs of

3790 compared to the IMPLAN loss of4382 jobs Table 53 line A But REMIallows us to keep the disamenity in place for a number of years and watch as its

unattractiveness disappears The underlying assumption entered into REMI is that the

disamenity causes an initial drop in value then people gradually get used to the

disamenity and business as usual retums In a low quality economic area eg industrialused motor homes fast food the assumption of a disappearing disamenity may be

founded In upscale retail and residential areas however the desired development may

simply move to a location lacking the disamenity to be replaced by activities of lowereconomic value In the former scenario gradually returning value the number of lost

jobs declines gradually to3056 in five years 2015 and to2132 in ten years 2020 If


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the disamenity lasts 30 years then the impact is still a loss of 838 jobs by 2040 The

length and depth of the trough job loss due to the disamenity is shown in Graph 51 forthe 10 rate Under the second scenario if the jobs return at all they would be at lower

pay grades

The depth of the trough might also vary as we discovered already from our

IMPLAN experiments For a fiveyear disamenity if only the real estate sector isaffected then the REMI model finds that2586 jobs per year will be affected for each

year falling to2142 jobs per year in five years Table 53 line B1 If the businessservice sector takes the hit line B2 then7536 jobs will be affected falling to about

6000 jobs in 5 years If however nursing takes the hit then 10680 jobs per year will belost falling to 8238 jobs by 2015 line B3 If the disamenity lasts long and affects theservice or health industries then the impact on jobs could be quite severe

53 Economic Effect of Job Loss

Letus calculate the economic cost of jobs lost from a 10 property value decline We

assume average income is 50166 half the countywide family total income of100322We assume the expected job loss number is the average value in Table 52 5955 jobsThe annual cost of the job Loss is 298738530 approximately 300 million

Recognize that these loss figures do not include the effects of transmission lines on

the recovery of property values and jobs lost in the recent economic hyperrecessionNor do these loss figures include the cost in future development desired for the US 1corridor Nor do these loss figures include the extreme cost of infrastructure needed to

service the urban sprawl that would result from failure to create density along thiscorridor Actual costs to the region could be an order of magnitude higher than those

projected in this study

The potential gains of value to society from enhanced electrical transmission mustbe fairly offset by the economic losses from citing aboveground transmission lines on theUS 1 corridor


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0

Section 6 Epilogue Stories of the Special Case a Corridor to Nowhere

The entire US 1 development strategy a decade of collaborative planning and action on

the part of local and county government is jeopardized by FPLs transmission line

project and the anti sprawl program of compact growth along the corridor is likewisethreatened As a prologue we provide two cautionary case studies that will never be

featured in the regression analysis literature

In 2005 Howard Taft and Charles Gelman bought a 4floor town house at 6205

Laguna Path a part of the famous Aqua Project on Allison Island in North Miami BeachThey paid14million prior to construction on the basis of models and architecturalrenderings Their comer lot was to have a comer window and a spectacular view of thebay channel However after it was built the frontage was marred by a spectacular view

of poles and power lines running up West 63 Street The owners replaced the cornerpicture window with opaque glass that lets in light but no images To this day the pricesTaft and Gelman have been offered for the property even by the current tenants is far

below the market value of comparable properties that lack power lines in front The

owners have been unwilling to sell at the disamenity price thus the property will not

appear among data on disamenity lossesThe second case is another transmission corridor that perhaps gives us a glimpse

of what US 1 with transmission lines might come to look like In Broward County State

Road 7 US 441 had been targeted as a future growth corridor by the South Florida

Regional Planning Council About 175 of Browardsresidents reside within a mile ofthe transmission lines In 2004 the Urban Land Institute ULI identified five major

development centers along the corridor and forecast growth of office space retailing

hotels and new residences in a study commissioned by the SR 7 US 441 Collaborative

Yet the corridor never developed and remains a semi moribund zone Is it because of the

landfill along part of the route The casino The remains of an old incinerator site Or

maybe it is the miles ofhighvoltage transmission wires that parallel and cross the route

We find it ironic indeed that the very conveyance of the energy needed for

economic growth can itself prevent the same growth Siting a new transmission corridor

though a developing urban region may create a graveyard monument to the economic

potential it destroyed a corridor to nowhere



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0 0

Table 11

Measures of Sprawl and South Florida Appetite for Land 1995 2010

1995 19881995 2010 19952010

Urban Urban Density Land Urban Pop abs 0Y new urban

Pop Land People Pop Pop chnge chge chge land

thou thou acres acre Elasticity thou thou pop land thou ac

1 2 3 4 5 6 7 8 9

A Lower East Coast LEC1 MDade 2085 248 84 0910 2496 411 197 179 445

2 Broward 1438 199 72 0532 1748 310 216 115 228

3 Palm Beach 995 250 40 0546 1320 325 327 178 446

Sum 3 counties 4518 697 65 0693 5564 1046 232 161 1119

B Upper East Coast UEC4 Martin 114 50 23 0763 146 32 281 214 107

5 St Lucie 173 73 24 0137 278 105 607 83 61

Sum 2 counties 287 123 23 0286 424 137 477 137 168

C Lwr E Coast 5 counties 4805 820 59 0637 5988 1183 246 157 1287

D Lower West Coast LWCCollier Glades Lee HendrySum 4 counties 620 300 21 0879 1289 669 1079 948 2844

E Sum 9 counties 5425 1120 48 1080 7277 1852 341 369 4131

Sources end Methodscol 1 Population 1995 from BEBR Fla Statistical Abstract 2002 Table 120col2 Urban land 1995 from SFWMD GIS Data CDROM 1Land Use National Wetlands Inventory West Palm Beach 1997col 3 Computed co11col 2col 4 Elasticity from Weisskoff 2005 Econ of Everglades Restoration Table 42 p 87 See computations there

Elasticity is defined as the change in land divided by the change in population

col 5 Population from BEBR Table 1 httpwwwbebcufleducontenUcensuspopulationcounts county and cityflorida2000 2010newcol6 col 5 col 1

col 7 col 5 col 1col 1col 8 col 4 col 7col 9 col 8 col 2


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Table 21 IMPLAN SocioEconomic Data of the FPL Corridor by Zip CodesNarrow and Extended 2008 Data

FPL Entire Entire

FPL MD County Corridor to CorrCounty

Corridor County col 1col 2 Homestead col 4col 2

1 2 3 4 5

1 Number of Zip Codes 8 79 101 14 177

2 Population 206682 2398245 86 387150 161

3 Areasqmiles 49 1945 25 137 70

4 Density popsq mi 4218 1233 3421 2816 2284

5 Employment 159527 1441182 111 223096 155

6 No households 87078 901127 97 147673 164

7 Total personal income 12649 90402 140 18754 207

bill8 Income per household 145257 100322 1448 126999 1266

9 No IMPLAN sectors 222 384 578 245 638

Notes

Zip codes for FPL Corridor are 33129 30 33 43 46 56 58 76

Zip codes for the rest of the US1 Corridor include 33157 189 170 032 033 030

The IMPLAN model has potentially 440 producing sectors butnot all are found in any single area The number of sectors in any given regionindicates the number of inter industry linkages operating in the region

Source IMPLAN zipcode data files for MiamiDade County 2008

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Table 22 Projecting Population Growth and Expansion in the CorridorM D PZ Dept and South MiamiDade Watershed Study

A Miami Dade Planning ZoningMinor Statistical Areas 2000 2015 2025 AbsChge Change

1 2 3 4 5

1 FPL Corridor20002025 20002025

52 55893 79106 92559 36666 656

53 120126 128766 131814 11688 97

55 80111 88586 96165 16054 200

5 6 32431 35188 36720 4289 132

57 25346 28104 30131 4785 189

58 35040 42501 48629 13589 388

2 Total FPL Corridor 348947 402251 436018 87071 250

3 South Extension71 41575 76248 99332 57757 1389

72 39327 58490 73199 33872 861

73 32367 43205 50854 18487 571

74 48364 104187 146118 97754 2021

75 14636 36024 49979 35343 2415

4 Total South Extension 176269 318154 419482 243213 1380

5 Sum Entire Corridor 525216 720405 855500 330284 629

6 Total MiamiDade County 2253362 2724623 3046081 792719 352

7 FPL Corridor County 155 148 143 110

8 So Extension onlyCounty 78 117 138 307

9 Entire CorridorCounty 233 264 281 417

B Watershed Project Region 952779 1033751 1161016 208237 219

of County 382 379 381

Sources

A MiamiDade County Dept of Planning and Zoning Research SectionPopulation Estimates and Projections Feb 2008

B South MiamiDade Watershed Study 2007 Table 21 p 26


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Table 31

Sample Appraisal Valuation of Power Line Properties 2636 St Two blocks In both sides of US1

Property AdJ SqMarket

Folio No Clue Address Footage lot size Land Building Value

1 0141161170010 47 0 517 Acres 1466380 0 1466380

20141160380010 34 2900 SW 28 LN 11214 25432 50 FT 1525920 5256518 51782438

3014116038 0020 81 2940 SW 28 IN 0 12129 SQ FT 5727740 0 727740

4 014116038 0070 12 2950 SW 28 LN 2175 6250 50 FT 5375000 599823 5474823

5 014116076 0020 37 2990 SW 28 LN 81533 29185 50 FT 51751100 53041190 4792290

6 0141160370350 2 2902 SW 27 LN 1916 10167 SQ FT 66086 119062 5185148

70141160370351 1 2966 SW 27 LN 1015 6696 50 FT 543572 558575 102147

80141160370360 1 2978 SW 27 LN 1797 8122 50 FT 552820 5112473 165293

90141160370370 1 2990 SW 27 LN 1074 8432 SQ FT 555310 563204 5118514

10 014116035 0320 3 2796 SW 30 AVE 1741 4500 SQ FT 40162 561032 5101194

110141160350330 3 3010 SW 27 LN 1961 4500 SQ FT 40162 564864 5105026

12 014116035 0331 3 3020 SW 27 LN 1918 4500 50 FT 540162 563253 5103415

13 0141160350340 3 3036 SW 27 LN 3394 9000 SQ FT 580325 5139482 5219807

140141160350350 3 3040 SW 27 LN 1834 450050 FT 540162 564293 5104455

15 0141160350360 3 3050 SW 27 LN 1834 4500 SQ FT 540162 564293 5104455

160141160350370 3 3060 SW 27 LN 1834 4500 SQ FT 540162 564293 5104455

17 0141160350380 3 3070 SW 27 LN 1834 45005Q FT 40162 564293 5104455

18 0141160350390 3 3074 SW 27 LN 1834 4500 50 FT 540162 564293 5104455

19 0141160350400 3 1834 45005Q FT 540162 564293 5104455

200141160350401 3 3090 SW 27 LN 1304 3375 50 FT 530122 546732 76854

21 0141160350410 3 3094 SW 27 LN 1293 3137 SQ FT 27998 546347 574345

22 0141160350590 13 3001 SW 28 LN 6934 10620 5Q FT 584100 21360 605460

23 0141160580 81 3015 SW 28 ST 0 2250 SO FT 123750 50 5123750

240141160350570 81 3025 SW 28 ST 0 2250 SQ FT 5123750 50 5123750

25 0141160350560 81 3035 SW 28 ST 0 2250 50 FT 5123750 50 5123750

26 0141160350530 32 3029 SW 28 ST 3660 6750 SQ FT 5371250 51000 5372250

270141160510 36 3051 SW 28 51 3380 4500 SQ FT 5247500 556519 5304019

28 0141160350500 81 3055 SW 28 51 0 2250 50 FT 5123750 0 5123750

29 0141160350490 81 3057 SW 28 ST 0 2250 SQ FT 5123750 0 5123750

300141160350480 81 3061 SW 28 51 0 2250 SQ FT 5123750 0 5123750

310141160350470 81 30715W 28 ST 0 2250 SQ FT 5123750 0 5123750

32 0141160350440 37 3075 SW 28 ST 3850 675050 FT 5371250 590960 5462210

33 0141160350420 81 3085 SW 28 51 0 5963 SQ FT 5327965 50 5327965

34 0141160350430 37 3099 SW 28 51 5339 3038 54 FT 5167090 165911 333001

35 0141160380350 13 3010 SW 28 LN 6550 12300 SQ FT 5738000 401627 51139627

36 0141160380420 34 2801 SW 31 AVE 16824 11650 SQ FT 5699000 405774 51104774

37 0141160380260 11 3000 SW 28 LN 51312 27973 SQ FT 51678380 52848215 54526595

38 0141160380270 41 3044 SW 28 LN 4568 6250 SQ FT 5375000 5203017 5578017

390141160380330 37 3054 SW 28 LN 98373 25000 50 FT 1500000 57000000 58500000

400141160380340 37 2851 SW 31 AVE 82863 26809 50 FT 51608540 55491460 57100000

41 014116 0360010 42 2805 SW 32 AVE 36424 991 ACRES 52916776 5504399 53421175

42 0141160170100 2 3201 SW 29 ST 2360 7494 SQ FT 548711 5153510 5202221

430141160170090 2 2890 SW 32 AVE 2620 6465 50 FT 542582 5170892 5213474

440141160170080 2 2880 SW 32 AVE 2200 6465 SQ FT 542582 5141488 5184070

45 0141160170130 2 2883 SW 32 CT 2260 13899 SQ FT 590107 5129475 5219582

46 0141160170120 2 2893 SW 32 CT 1886 7584 SQ FT 549597 117211 166808

47 0141160170300 1 2892 SW 32 CT 883 4276 SQ FT 527879 550717 578596

4801 1 3261 SW 29 57 612 2695 SQ FT 517518 36064 553582

49 0141160170290 2 2886 SW32 CT 1194 6949 SQ FT 545053 571964 5117017

500141160170281 1 2876 SW 32 CT 1157 6949 50 FT 545053 571907 5116960

51 0141160170280 1 2870 SW 32 CT 1752 6949 50 FT 545053 597303 142356

52 0141160170350 1 2877 SW 33 AVE 1378 6949 SQ FT 545053 582531 5127584

53 0141160170340 1 2887 SW 33 AVE 1128 6949 SQ FT 45053 65333 5110386

540141160170330 2 3281 SW 29 ST 2200 6583 SQ FT 542957 5138118 5181075

55 0141160170320 2 3285 SW 29 ST 2195 7374 SQ FT 47931 5137067 5184998

56 0141160220150 2 3260 SW 29 ST 1371 17038 SQ FT 571148 5106021 5177169

570141160220140 41 3270 SW 29 51 4576 16819 SQ FT 5109324 204662 5313986 I

58 0141160180440 1 2911 SW 33 CT 1522 7869 SQ FT 551148 45809 96957

590141160180430 2 2901 SW 33 CT 2419 6100 50 FT 539820 5152944 192764

600141160180420 2 2891 SW 33 CT 1502 610050 FT 539820 587327 5127147

61 0141160180410 1 2881 SW 33 CT 1435 6100 53 FT 539820 575889 115709 u t C

62 0141160180400 81 0 9150 SQ FT 59729 50 597294

0 i63 0141160180570 2 2920 SW 33 CT 2906 10557 SQ FT 68620 5177678 246298 3 ei Z W64 0141160180560 1 3351 SW 29 TER 1182 7540 SQ FT 549338 68230 5117568

0G

dt E 0

650141160180553 2 3363 SW 29 TER 1746 6250 54 FT 540500 5114982 5155482 a C o66 0141160180552 2 3369 SW 29 TER 1892 7622 5Q FT 549872 5119275 5169147 d C I U670141160180550 2 3375 SW 29 TER 1431 3582 SQ FT 523283 587873 5111156

42 C C Q68 0141160180551 1 3373 SW 29 TER 1150 5434 SQ FT 535321 569840 5105161 c 0 C RI

0141160180541 1 3377 SW 29 TER 2390 7075 54 FT 546172 5154826 5200998 0 u N

70 0141160180540 2 2935 SW 34 AVE 4589 7500 5Q FT 549150 5338480 5387630 W C QI Nu

to

71 0141160180530 1 2929 SW 34 AVE 1426 7500 50 FT 549150 580212 5129362

72 0141160180520 2 2927 SW 34 AVE 2400 7500 SQ FT 49150 5152752 5201902

730141160191390 1 2960 SW 34 AVE 1182 6795 SQ FT 544421 568052 5112473

740141160191380 1 2950 SW 34 AVE 1804 7250 50 FT 547593 579852 5127445

750141160191372 2 2946 SW 34 AVE 3339 7250 50 FT 547593 204667 5252260

760141160191371 3 2940 SW 34 AVE 2576 7250 SQ FT 47593 5161964 5209557

77 0141160191430 2 2939 SW 35 AVE 2774 7250 SQ FT 47593 5143358 190951

78 014116 0191440 2 2941 SW 35 AVE 1378 7250 SQ FT 47593 586963 5134556

79 0141160191450 2 2951 SW 35 AVE 1935 7250 SQ FT 47593 5122339 169932

80 0101160191460 2 2961 SW 35 AVE 2013 7250 SQ FT 547593 5124520 5172113

81 0141160191470 2 3441 SW 29 TER 2241 10572 SQ FT 568718 5141039 209757

820141160191220 1 2980 SW 35 AVE 2127 7000 SQ FT 545540 5137569 5183109

83 0141160191230 13 2990 SW 35 AVE 6201 7000 SQ FT 45500 488000 5533500

84 0141160191310 1 2965 SW 36 AVE 954 700050 FT 545540 556647 5102187

85 0141160191320 2 2973 SW 36 AVE 2201 7000 SQ FT 545540 5137246 5182786

860141160191330 65 3555 SW 29 TER 0 14756 SQ FT 5885360 518525 903885

87 0141210021550 12 36215 DIXIE HWY 4119 13489 SQ FT 51031908 510000 51041908

88 0141210021470 19 35015 DIXIE HWY 1997 12091 SQ FT 924962 51000 5925962

sum north side 538019 23992066 27230676 51222742

South of US 1 I Table 31 cont

Folio No Cluc Property Address Adj Sq Footage lot size land Building Market Value

1 0141150410580 11 2600 5 DIXIE HW 14098 24180 50 FT 52418000 5764855 53182855

2 0141150410570 11 2610 S DIXIE HWY 1956 5580 SQ FT 5558000 571754 5629754

3 0141150410560 11 2698 5 DIXIE HWY 1196 8370 50 FT 5837000 574436 5911436

40141150410720 11 2795 SW 27 AVE 7691 8356 SQ FT 5752040 5378300 51130340

5 0141160780010 26 2775 SW 28 TER 8647 54979 SQ FT 5745306 5576239 56321545

60141160780020 11 27105 DIXIE HWY 4928 2922850 FT 2922800 5518948 53441748

7 0141160780030 11 27205 DIXIE HWY 18962 6319050 Ft 55371150 51251523 56622673

80141160280130 13 2900 SW 28 TER 46958 25593 SQ FT 51279650 54362953 55642603

90141160280170 3 29505 DIXIE HWY 64769 52320 SQ FT 2333472 52805771 55139243

10 0141160070250 3 2890 VIRGINIA 57 60229 46073 50 FT 52073285 51926715 4000000

110141160070220 1 2923 SW 30 CT 993 7532 SQ FT 5248556 24537 5273093

12 0141160010070 65 2906 VIRGINIA ST 0 6407 SQ FT 42286 12513 54799

13 0141160010080 2 2914 VIRGINIA 57 2997 8680 SQ FT 5286440 122616 409056

14 0141160070110 3 30505 DIXIE HWY 14354 17705 SQ FT 5672790 5774615 51447405

15 0141160070090 1 2920 SW 30 CT 1249 6322 54 FT 5208626 570480 5279106

16 0141160270150 40 2901 BRIDGEPORT AVE 8517 13797 SQ FT 51034775 5749130 51783905

17 0141160270140 13 2911 BRIDGEPORT AVE 1828 7500 50 FT 5375000 5142162 517162




210141160270160 13 31005 DIXIE HWY 16831 23680 SQ Fr 51894400 51175290 53069690

22 01 41160270220 3 2942 BRIDGEPORT AVE 3887 20250 SQ FT 5534600 558627 5593227

23 0141160480010 11 2999 SW 32 AVE 106807 823 ACRES 517931450 510000 517941450

240141160450010 11 2935 MCDONALD ST 2053 11458 50 FT 5973930 5203132 51177062

250141160420010 62 31985 DIXIE HWY 1846 11761 SQ FT 51058490 5121397 51179887

26 0101160220130 11 32005 DIXIE HWY 4183 29250 SQ FT 2632500 5445053 53077553

27 0101160220120 3 3220 W DIXIE HWY 3155 6390 SQ FT 319500 5163494 482994

28 0141160220110 13 32505 DIXIE HWY 2573 1329250 FT 5797520 5168508 966028

29 0141160220071 3 3244 W TRADE AVE 3619 7500 50 FT 300000 173962 473962

30 0141160220040 3 3250 W TRADE AVE 14633 28000 SQ FT 51260000 5665904 51925904

31 0141160220080 3 3270 W TRADE AVE 10812 15000 SQ FT 5600000 5646040 51246040

320141160220090 3 3280 W TRADE AVE 4136 750050 FT 5300000 5178627 5478627

330141160010 3 3300 S DIXIE HWY 45059 32126 SQ Fr 52730710 5758660 53489370

34 0141160220030 1 3265 BIRD AVE 2004 13000 SQ FT 650000 513353 5663353

35 0141160610010 81 3335 BIRD AVE 0 7841 SQ FT 5392050 0 5392050

360141160030070 81 3355 BIRD AVE 0 4050 50 FT 5202500 50 5202500

37 014116 0470030 81 3375 BIRD AVE 0 6710 50 FT 5335500 0 5335500

38 0141160470020 13 3350 S DIXIE HWY 9088 17897 50 FT 1521245 5584834 52106079

390141160470010 19 34005 DIXIE HWY 5040 3273550 FT 52946150 377777 3323927

400141160460010 26 3490 S DIXIE HWY 2912 143315Q FT 51218130 5170943 51389078

41 01 41210010150 1 3000 ELIZABETH ST 1052 5896 50 FT 5188672 528404 5217076

42 01 41210010160 1 3420 BIRD AVE 1543 6600 50 FT 5211200 544954 5256154

43 01 41210010180 1 3011 NEW YORK ST 1078 6000 SQ FT 5192000 530354 222354

44 01 4121 0020250 11 3490 BIRD AVE 8738 41101 SQ FT 52109284 605838 52715122

45 014121 0020560 98 3500 5 DIXIE HWY 925 45300 50 FT 4303500 517399 54320899

Sum south side 514511 0 73100007 21270197 94725649

Source MiamiDade County County AppraisersFiles on line Accessed OctDec 2010http wwwmiamidadegovpaproperty searchasp


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0

Table 32

Sample of County Land Use Codes CLUC found in Power Line Propertyfrom Table 31

Commercial 0011 Retail Outlet

0012 Repairs Non Automotive0013 Office Building0019 Automotive or Marine0026 Service Station Automotive

IndustrialWarehouse 0032 Light mfg and food processing0034 Canneries bottler0036 Heavy industry or lumber yard0037 Warehouse or Storage

Institutional 0040 Municipal0041 Educational private0042 Club or hall private0047 Dade County0098 Federal

Multi Family 0003 Multifamily 3 or more units

Not used 0062 Railroad Assessment

0065 Parkin vacant lot enclosed

Single Family 0001 Residential single family0002 Duplex0010 Townhouse

Vacant 0081 Vacant land

Source Selected from MiamiDade County Property AppraisersOffice Web sitefrom CLUC that appear in our Table 31 Col 2


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0 0Table 33

Summary Table of Summed Appraisal Values by Segments Brickell to 136 St Both Sides of US 1

West 4 prties streets AdJ Sq Ft Land Value Bldg Value sum Market v

of US 1 18 opt 1 3rd Ave 122023 12978780 13441935 26420715

4th St to 15th Rd

109 a 1626 505656 26812968 27426144 56188017

88 b 2636 538019 23992066 27230676 51222742

29 c 3646 163032 72688020 6556191 79244211

40 d 4656 135598 35702734 7616392 45744776

142 d 4656 411448 38493510 30070002 68563512

21 e 5766 1162416 50195938 70231925 194332949

75 f 6676 4555411 118371353 123369756 553541109

134 g 7888 1066884 78259882 49461447 127721329

27 h 8696 2533060 57525060 30571005 385096065

301 i 96106 1455400 66649510 50881298 145889438

48 j 106116 328413 22569132 8563183 40706555

49 k 116126 104445 10975862 5621235 16597097

25 I 126136 322777 22729183 16437273 38663800

1088 total above 13282559 624965218 454036527 1803511600

1106 h optl 13404582 637943998 467478462 1829932315

East 4 prties streets AdJ Sq Ft Land Value Bldg Value sum Market v

of US 1 49 opt 1 3rd Ave 395204 21393737 19893141 41749688

4th St to 15th Rd

118 a 1626 468389 48206038 31960019 80166057

45 b 2636 514511 73100007 21270197 94725649

89 c 3646 352192 57219860 18174221 75394081

175 d 4656 472020 36126784 21751656 86839120

14 d 4656 47921 7822717 5690738 13513455

259 e 5766 1425739 100688124 76432895 229896429

98 f 6676 1757825 229502100 57371638 370773738

122 g 7888 1878164 299507454 91947705 391455159

23 h 8696 516340 79399934 23202218 102602152

196 i 96106 660124 81568397 34767012 137459739

21 j 106116 401699 58510480 20926779 79437259

33 k 116126 551775 89149900 28881863 121535388

13 I 126136 517320 81138049 18102119 99240168

1206 d above 9564019 1241939844 450479060 1883038394

1255 total with optl 9959223 1263333581 470372201 1924788082

Total 4 prties Adj Sq Ft Land Value Bldg Value sum Market v

Dadeland 1730 276551566

West 1106 totalwith optl 13404582 637943998 467478462 1829932315

East 1255 totalwith optl 9959223 1263333581 470372201 1924788082

SUM 4091 4031271963

Source Method The power line route was traced on Miami Dade County AppraisersFile and all Properties were listedas in Appendix Table 31 These were then summed and presented in this Table


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Table 41

Review of Survey Results Power Line Effect on Property Prices

Survey Findinos reoorUna single line

Study authors Yr CIIatI Profession Client loss neutral aver Comments loss mitred gain aver Geography feature

1 2 3 4 5 8 7 8 9 10 11 12 13 14 8 15

1 Ban 1989 1989 9 Appraisers less than 5 devel residential Ariz 69230

more than 12 203 com indfrom easemt44 value in easemt area

2 Jensen Weber 1982 9 Appraisers Utility 020 10 WCentral Minn 230400

3 NJersey 1989 9 Appraisers Utility 010 5 NJ 230

4 Van Court 1988 9 Appraisers Pub Sery Co 3 3 Colo 230

5 Jensen 1980 9 Appraisers Utility 1020 15 WCentral Minn 230315500

6 Early Early 1988 9 Appraisers Utility no effect 0 NC 230

7 Mitchell 1976 9 Perception Academic 33 on line94 nearby 635 S Ontario 230

8 Boyer 1978 9 Perception Academic 7479 785 S Ontario 230500

lower price

Restate professionals 8690 88hard to

NY metr 3459 Real Est Counselg Gr 1984 9 Perception ng P finance sold

slowly

Purchasers 2646 36 affected value

10 Market Trends 1988 9 Utility 53 53 Phoenix AZ var

11 Rhodeside 1988 9 Perception Utility 27 57 16 27 Va WashgtnDC var

12 Ec Consulting NW 1990 9 Utility 50 50

72

W Montana 500

13 Priestly 1990 9 Utility 65 30 5 65 No Calif 115230

28BT14 Kung Seagle 1992 11 Academic

if they hadMemphis Tenn

15 Delaney llmmons 1992 10 Academic US ever 78155 117 USA

SE US 107

18 Bond 1998 4 10 said 50 respondents Australia 110

510 10 said 46 respond1015 said 31 respond

17 Jones JC Texas AM 1999 4 Academic 76 76 wit 200 yds St Cloud MN

41 by appraisers seners St Louis

18 Dave Strategies 1995 8 RE consult Calif

19 Gimmy 1994 8 18538 359 Georgetown TX

20 Lower Colorado 1997 8 510 75 on ell lands Central Calif 138

21 Pitts 8 Jackson 2007 3 05 35 if view 50 no effect

27 9 adiacent

22 Sims Dent 2005 19 510 9 appraisers agents515 appraisers

23 Rikon Mich 1996 8 Lew Journal Crisula Case fear Is as Important as actual dateobserv neu gain loss

24 Averages of ell entries sum 1235 Sum 137 21 6225

25 if cases 120 cases 3 2 11

26 Aver 103 Aver 457 105 566

Notes r 6 11 12 13

See citations at end of chapter

ngnot given

Submitted into the publicrecord in connection withitems D12 on 060911


Table 42

Review of Statistical Regression Analysis Studies of Power Line Effect on Property Prices

Nenpear

An Studies Pear Review Only Review Sponsor14 leo loss loo

And

16 Aver Named 1

Study unbars Yr CNa8on Plot dose distant loss yes or nt7 All Aced nonaced all Hybrid 7 where pabfSMd7 proteubn Geography Ore halm

1 2 1 e 1 e f 10 11 12 02 w 61 n e

1 Colwell a Foley 79 15 Aced 5 WRV 89 38 57 v 57 57 H Appraise Journal fond ass0al Professor broker for Welty Deratur10 138

2 Colwell 90 18 Acad 250 v 250 250 A Jour of Real Est Reseedt 1nR4cer1 RE Soc ARESI Professor N Resident 138

3 M ord 6 Mitchell 68 9 NY Power Auth 00 n OA H acre moon Red Est Cortod Goono Gs of Cl P1016 m00 r Ceerert NY5tats 345

4 Kinnard 88 9 USW co 00 n 0A H Client retort Rad Eel Consulter Grow of Ct Professor Consultant Me 345

5 Kinnard LStde Webb 89 9 NY PowoAulh 00 n 00 H Client retort Red Ed C0m nrdlq Gro d CL Professor Carrolton NYShte 345

6 Pacific Consulting 91 9 UINW o0 50 n 40 N dent tenon for CaOt Edison Consonant CA 115230

7 Un Quebec 82 9 Aced 170 n 170 A client moon for ireOueset Professor Mathes 735

8 lonnerd Dickey 95 21 Aced ronadtent 52 v 52 52 H 61111 E0110 Issues lour of Counselor ofRESt Professor Consulbmt CA

9 Herdno Carruthers 93 13 And 50 n 50 A U 8r Columbia Retort Seders not Deer revtew9dl Professor Vancouver nA

10 Inelrl 8 Priestly 91 13 19 45 n 45 N coraoNard Pacific Cotullme Savior Consultants Albany CA

11 IOrinaro venous 67 13 3men r ots Orange 131v NY

era

M 2 18 n 18 N Caen reportarlfadC

Q99 03

97 040

10 Hamden 6 Sdwnn 85 13 Aced 63 v 63 83 A Land Economics sod funded Veneerer sub 230 500

RIglr1 of Wry Magadne Trade annul for all Right of Way uansul6nt caw Sanmv1le Power

13 Conan SohemNor 96 8 Acad 010 50 n 50 N Assoc Admin6hslon Portland Orea

14 Oes Rosters 02 17 Acad 522 100 0 100 100 A J R Ed Res IARESI sod funded Montreal

oauth 6 chief spprah r for Bonneville Portland Vane

1S Woeerlen 5 9otte1Mler 03 18 no 00 v 00 00 N AOaanrd J Pwr Ad u4ah financed Seattle

18 Chalmers It Vooroa4 09 22 Ual9 M 00 v 00 00 N Mohan J sponsoredNEm Witt mosey not cur sub C1 MA

17 Jackson 8 Pitta 10 14 29 Y J R FOAL no new ato Lit review

18 Guano 8 Hargreaves 95 13 means 10 273 Professors warts earl N2 110

30 91 139 y 139 139 A

80 54 J Prot Resdtes NZeslned Valuers JOonat WaOkebnl

19 Sims 6 Own 05 19 senFdetado 138 Professors Scotland 275

detach 97 113 y 113 113 A Unbar Studies S0080rd astral

rear view 71Nenpeer wee

Peer Non AO nor Quebec non

front view 144 111 AO Pan PeerAced oath peer Son Nonaced peer nonpeer All nonpeerwo Quebec endemic

20 11411111 1157 774 645 1171 382 492 213 322

1000610 ad111 10 11 4 46 12

21 eases 10 9 0 4 9 13 8 12

22 Avenge 84 88 133 27 48 26 23 27

wr 1r 9 60 11 tl O 14 to 11

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Table 43 Statistical analysis of literaturepercent value loss

Study type Author Journal type n Mean SD

Survey Realtor all 12 1029 957

Regression All all 18 643 681

Regression All peerreview 9 860 774

Regression All nonpeerreview 9 426 530

Regression Academic all 7 1264 690

Regression Industry all 6 272 242

Regression Hybrid all 5 218 299

Regression Academic peer review 5 1330 709

Regression Industry peerreview 4 273 315

Statistic Author Journal Type t p

Academic vs

Ttest Industry Peer reviewed 299 0013

Academic vs

Ttest Industry All 359 0004

All Peerreviewed vs

Ttest non peer reviewed 139 0093

All Peerreviewed vs

nonpeerreviewedTtest removed outlier 218 0027

Submitted into the publicrecord in connection withitems DI2 on 060911


0 0

Table 51

Summary Property Adjacent to the Power Lines

Total properties Adj Sq Ft Land Value Bldg Value Sum Market Value

1 2 3 4 5 6

1 Dadeland 1730 276551566

2 West w opt 1 1106 13404582 637943998 467478462 1829932315

3 East wopt 1 1255 9959223 1263333581 470372201 1924788082

4 Total 4091 4031271963

A Loss in Property Value loss rate value lost

1 Lower boundary all studies 005 201563598

2 Aver Montreal urban 2002 010 403127196

3 Upper boundary2002 020 806254393

4 Un Quebec 1982 034 1370632467

B Loss in Property Taxes per year1 Lower boundary all studies 005 4634370

2 Aver Montreal urban 2002 010 9268741

3 Upper boundary 2002 020 18537482

4 Un Quebec 1982 034 31513719

MiamiDade millage rate 229921

Source Sum of individual property records MiamiDade County Property Appraiser Office on line


i items DI2 on 060911Priscilla A Thompson

City Clerk

1

0 0

Table 52

Employment Impacts of 5 10 20 and 34 Loss of Property Value IMPLAN ModelVarious Sectors Single Year Only

Total Jobs Lost Direct Indirect and Induced

Model at 5 loss at 10 at 20 at 34 IMPLAN Sector Nos

1 2 3 4 6

A Basic loss of real estate value 2191 4382 8764 14899 360437

government spending

1 Money real estate hospital drink dining 2349 4698 9396 15973 397413354360133retail pharmaceutical mfg

2real estate air travel private colleges 2585 5170 10340 17578 392 329 360 332 359retailing

3Boat building performg arts scientific 2979 5958 11916 20257 402 376 135 291 383research btol prep travel agencies

4Museums family care services private 3392 6784 13568 23066 406 400 397 330 3225 395394hospitals retail home care office physicians

5Fitness centers food drinking surgical 3327 6654 13308 22624 407 413 305 319 113Instruments wholesale printingPrivate education real estate nursingg

6 facilities food services Jewelry 4020 8040 16080 27336 391 413 398 310 360

manufacturing

total 20843 41686 83372 141732

Source Computations using IMPLAN Model with MlamlDade County Data

Submitted into the publicI record in connection with

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0 0

Table 53 REMI Model Job Loss over Time Different Scenarios and Time Periods

Jobs Lost per Year

No yrs 1 5 10 20 30

value

Model or Sector of Impact loss Year 2011 2015 2020 2030 2040

A General Reduction 5 1895 1528 1066 639 419

10 3790 3056 2132 1278 838

20 7580 6112 4264 2556 1676

34 12886 10390 7249 4345 2849

B Sector Impacts on Economy1 Real Estate only 5 1293 1071

10 2586 2142

20 5172 4284

34 8792 7283

2 Business Services only 5 3768 2954

10 7536 5908

20 15072 11816

34 25622 20087

3 Nursing only 5 5340 411910 10680 8238

20 21360 16476

34 36312 28009

Source REMI Model for MiamiDade County with 2008 Data Base run in Dec 2010See accompanying graphs


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IPriscilla A Thompson

City Clerk

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City Clerk

T H E S O U T H D A D E W A T E R S H E D P R O J E C T

Center for Urban and Community Design University of Miami School of Architecture South Florida Water Management District

MIAMIDADE COUNTY FLORIDAZIP CODE BOUNDARY

11f0 ST 133 ram 81 N 11313 11 NE 2103 31mw temp 1 wr 30013 13 2

3w 2023s Dr15wN 33179 Fgi33180 l

33055 33056 3 5I 88 w tom si 7 33169 1

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Major Streets and Highways

01 gi sw 1 LW ST eqI F P L Corr iOK

N TAoN 1a 21So1heCorriOtoZ

133187 7

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DEPARTMENT OF PLANNING ZONING40 0 I 2 9 4 RESEARCH SECTION

dw rel sr 33035

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DADE PLAN DEV REG 12 FL Z 001061802 TUE 1325 FAX 3053752

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Population Projections by Minor Staustical AreaI

L111 r 23 22 2

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1 1 11 O 20151ROAN EXPANSION AREA BOUNDARY

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City Clerk

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Figure 51 The Blocks of the REMI Model and Some Connections

aiSS y

NrWi Ssiwsi3 1t52Z YcSiui1FrrI JSg HPtafk21c 1Cnrw rusYGS iASgiYA1

1J OUTPUT BLOCK IFEE A4

State Local Govt GOutput Y

Corium on Cvg

Investment 1 tapose e e a a

zrsTtis5frtMIGs3@is 3 cR E3MiS143V011k rar

stal78444Vkl c P rc e cIi4r its r 41 4 gFi

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Y

2J Capital cfg S mss Labor Marko Slaves I LnI 3 Population and Labor

Suooty I p Demand

64x

QPoulation N f s 1 tE Share of LocalShare of Ca

4E s External iS Optimal Capital Stockt Market

aMittration MIG e LaborOutput Ratio I Y

Market

A Prr11 nY 3 4 r c 1 ar e iY

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CostsProfitability

a J Rea

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Industry Sales Pric

IIeHousingPnee Consumer Priee Delletor

taiVr44 OWIWWW3j11 2 7rck Z y N t r efi

Source Excerpted from Treyz Regional Economic Modeling Khtwer 1993 p 291

0


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