This article contrasts "good" coastal development (Indian River County), "bad" waterfront planning (Palm Beach County) and the "ugly" end result of no countywide plan - the "Browardization" of a coastline.
Browardization is the keyword for uncontrolled growth where developers determine land use based solely upon the profits to be made from their projects. It is characterized by little or no long-term planning, the construction of condominium "condo canyons" along the Atlantic and intracoastal waterfronts, and urban commercial sprawl with little green space for public use.
To experience Browardization with all its myopic pitfalls, one must simply drive south from the Palm Beach-Broward County Line along A1A. (We advise not to attempt this on a bicycle unless you have a life insurance policy.) Both Broward County and its coastal cities share equal responsibility for the urban nightmare they have created north of Fort Lauderdale.
There is a better way to develop a barrier island in South Florida and sustain it for future generations. It is found 60 miles to the north of the Palm Beaches on North Hutchinson Island, also commonly known as "Orchid Island" in Indian River County.
North Hutchison Island extends 25 miles from the Fort Pierce Inlet north to the Sebastian Inlet. Orchid Island is the 22.4-mile section of the barrier island in Indian River County. Once a visitor travels north along the barrier island and escapes the sprawl of Fort Pierce, an amazing transformation takes place. You enter a county that actually observes and enforces its comprehensive plan for coastal development.
The visitor experiences green spaces, public parks, low density planned communities with abundant landscaping, and no condo canyons. In fact, there are no commercial or residential buildings higher than five stories. Advertisements and signage is discreet and zoning codes are strictly enforced. Even the Disney Resort near Sebastian is limited to a small three-foot marker by its entrance.
Indian River County is projected to have a population of 150,000 by the year 2020, of which 90 percent of its citizens live in the coastal zone, either on Orchid Island or in cities along the Indian River. New development must comply with the "Indian River County 2020 Comprehensive Plan's Coastal Management Element (Chapter 9)".
Wise coastal management practices have resulted in land set aside for 55 public parks and recreation areas within or near the coastal zone. Indian River County also supports its tourism industry by providing 24 marinas along the Indian River and 18 boat ramps. Bike and hiking paths extend the entire length of Orchid Island. For a county less than half the size of Palm Beach County, the statistics are impressive.
The comprehensive plan works along its barrier island because both Indian River County and the cities of Vero Beach, Orchid and Indian River Shores are complying with its goals. Can the same be said for coastal municipalities in Palm Beach County?
Palm Beach County and its coastal cities have missed many opportunities for planned development along their barrier islands and the Lake Worth Lagoon. The Browardization of our waterfronts has already arrived in several communities.
The Palm Beach County Comprehensive Plan and Future Land Use Elements will never reach their goals if developers are allowed endless waivers, transfer development rights (TDRs) and building incentives for projects that weaken existing zoning rules. In an era of sea-level rise, it is essential that sound, coordinated land use practices be followed by both the county and coastal cities.
This article will end with a challenge to all Palm Beach County politicians: visit Orchid Island and behold a vision of urban waterfront planning that works.
(c.) Davidsson. 2015
*NOTE: See additional full-text articles below and in "Older Posts".
Friday, October 23, 2015
Friday, July 31, 2015
Ag Reserve Epitaph: A Slow Death by Development
As a result of actions by the Palm Beach County Board of County Commissioners during the past two years, fewer beans, tomatoes and peppers and more strip shopping centers, gas stations and fast-food restaurants will be produced, as the Palm Beach County Agricultural (Ag) Reserve slowly disappears from the face of the earth.
The Commission approved a Comprehensive Plan amendment, 6-1, in July 2015, with Commissioner Paulette Burdick as the sole dissenter, revising the Future Land Use Element to ease "Ag Reserve Contiguity" requirements for land preservation.
Then at a special meeting Jan. 27, 2016, the Commission voted, 5-2, to waive a requirement for farm properties of 16 acres or less to set aside land for preservation in exchange for the right to sell their agricultural land for future commercial development use.
The approved contiguity amendment opens land sale options for owners of small-scale agricultural parcels in the Ag Reserve, located west of Boynton Beach and Delray Beach. It also enhances opportunities for private development companies to obtain Transfer Development Rights (TDRs), for farms purchased within the Ag Reserve. These TDRs are often used for future land swaps to enlarge their projects.
In contrast to the Commission action, the Palm Beach County Planning Board unanimously voted 12-0 against the Ag Reserve Contiguity amendment at its June 12, 2015 public hearing. The Commission ignored its Planning Agency's recommendation for denial.
The Planning Board's meeting summary states "concerns regarding potential implications from the amendment, including the potential swap of existing large preserves for smaller preserves and potential incompatibilities resulting from agricultural uses on isolated preserves near residential uses, and that the amendment may be premature..."
By a 4-1 vote, the Commission also directed county staff to expedite the processing of existing commercial development projects in the Ag Reserve, and accept new project applications from developers, during its July 30, 2015 meeting. Four land sales were approved Jan. 27 for future commercial use, including one west of U.S. 441.
Instead of pursuing innovative ways to improve Ag Reserve productivity, the current County Commission majority is accelerating the pace of development within the reserve. Citizens and conservation groups questioned the wisdom of this policy at recent public hearings.
In an effort to preserve coastal agriculture, Palm Beach County voters approved a $100 million bond issue in 1998. The Ag Reserve Tier was created in 2001. Local agriculture generates $279 million in wages to farm workers and support industries, according to the 2012 U.S. Census of Agriculture.
*Update: A majority of Commissioners once again approved additional land use changes for individual farm properties in the Ag Reserve which will allow their sale or development at its April 27, 2016 special hearing. At the Aug. 25 BCC Zoning meeting, an agricultural packing house was removed from the Ag Reserve, opening the land to new development. So it continues...
(c.) Davidsson. Revised 2016.
The Commission approved a Comprehensive Plan amendment, 6-1, in July 2015, with Commissioner Paulette Burdick as the sole dissenter, revising the Future Land Use Element to ease "Ag Reserve Contiguity" requirements for land preservation.
Then at a special meeting Jan. 27, 2016, the Commission voted, 5-2, to waive a requirement for farm properties of 16 acres or less to set aside land for preservation in exchange for the right to sell their agricultural land for future commercial development use.
The approved contiguity amendment opens land sale options for owners of small-scale agricultural parcels in the Ag Reserve, located west of Boynton Beach and Delray Beach. It also enhances opportunities for private development companies to obtain Transfer Development Rights (TDRs), for farms purchased within the Ag Reserve. These TDRs are often used for future land swaps to enlarge their projects.
In contrast to the Commission action, the Palm Beach County Planning Board unanimously voted 12-0 against the Ag Reserve Contiguity amendment at its June 12, 2015 public hearing. The Commission ignored its Planning Agency's recommendation for denial.
The Planning Board's meeting summary states "concerns regarding potential implications from the amendment, including the potential swap of existing large preserves for smaller preserves and potential incompatibilities resulting from agricultural uses on isolated preserves near residential uses, and that the amendment may be premature..."
By a 4-1 vote, the Commission also directed county staff to expedite the processing of existing commercial development projects in the Ag Reserve, and accept new project applications from developers, during its July 30, 2015 meeting. Four land sales were approved Jan. 27 for future commercial use, including one west of U.S. 441.
Instead of pursuing innovative ways to improve Ag Reserve productivity, the current County Commission majority is accelerating the pace of development within the reserve. Citizens and conservation groups questioned the wisdom of this policy at recent public hearings.
In an effort to preserve coastal agriculture, Palm Beach County voters approved a $100 million bond issue in 1998. The Ag Reserve Tier was created in 2001. Local agriculture generates $279 million in wages to farm workers and support industries, according to the 2012 U.S. Census of Agriculture.
*Update: A majority of Commissioners once again approved additional land use changes for individual farm properties in the Ag Reserve which will allow their sale or development at its April 27, 2016 special hearing. At the Aug. 25 BCC Zoning meeting, an agricultural packing house was removed from the Ag Reserve, opening the land to new development. So it continues...
(c.) Davidsson. Revised 2016.
Tuesday, April 28, 2015
Alien Species Find New Home in the Palm Beaches
Its a jungle out there in Palm Beach County!
Nonnative invasive creatures and exotic plants are homesteading throughout Palm Beaches, and in some cases, animal control agencies are losing the battle to contain them. Invasive species are in our cities, suburban communities, as well as rural areas. There is no place to hide.
More than 500 years of weak imported pet and plant regulations in Florida created a paradise for exotic pests once they escaped or were released into the wild. While state rules (F.S. 379) are tougher today, wildlife officials concede once fugitive breeding populations are established in South Florida, they are hard to confine and control.*
Invasive creatures come in a variety of shapes and sizes, and inhabit the county's land, air and waters. Nonnative fish include Asian swamp eels, tilapia and cichlids, bull's-eye snakeheads, walking catfish and lionfish. Home aquariums are the source of many exotic tropical fish now competing with natives species in our lakes, canals and estuaries.
Federal and state agencies have tried special hunting seasons, bounties and wildlife round-ups for invasive mammals and reptiles with limited success. Eradication of pests in an area as vast and remote as the Everglades, with its extensive waterways, is a daunting challenge.
Persons who believe the problem is overstated, need only to count the number of curly-tailed lizards found in their yard. Prior to 1960, they were limited to the Palm Beach barrier island. Today, they have expanded throughout mainland Palm Beach County in such numbers that it is no longer possible to control their population growth. In areas where the "curly-tails" thrive, smaller native lizards and geckos vanish.
Unfortunately, Fluffy the Kitten and Muffin the Yorkie are on the menu of several invasive predatory mammals and reptiles currently lurking in Palm Beach County. Not even the mighty American alligator is safe from reptiles introduced from Asia, Africa and South America.
Here are the profiles of five dangerous invasive predators that it is best to keep at a respectful distance if encountered during an evening stroll in the Palm Beaches:
Wild (Feral) Hogs
In the year 1539, Spanish Conquistador Hernando De Soto thought it would be a good idea to introduce European hogs and boars to South Florida as a food source for his army of conquest. When Captain-General De Soto marched his army out of Florida, his hogs remained behind and turned feral. Today, 500 years later, the destructive omnivores, reaching lengths of six feet and weighing well over 150 pounds, continue to destroy farm crops, uproot orchards and feast on native vegetation in state parks.
Coyotes
The wily western coyote has expanded its range throughout the eastern U.S. from Maine to South Florida, including reports in suburban Palm Beach County. One reason for this population boom is its chief rival, the wolf, was hunted and trapped to near extinction. A local coyote population can withstand a 70 percent kill rate by hunters and still multiply, according to the Florida Wildlife Commission (FWC). Attempts to cull coyotes seem to stimulate larger litters of pups, and allows younger coyotes to expand their range. Coyotes readily adapt to urban environments, so owners of small pets should be on the alert.
Nile Monitor Lizards
These smart, aggressive, semi-aquatic African lizards can reach lengths of five feet. On their native continent, monitor lizards often feast on the eggs of 15-foot Nile crocodiles. Alligator eggs, as well as native birds, small mammals and reptiles are part of their diet in Florida. The FWC reports a population of 80 Nile monitor lizards were counted in Palm Beach County as of April 2015.
Burmese Pythons
Reaching lengths of 17 feet, Burmese pythons are one of the largest snakes in the world. They are constrictors and suffocate their prey. The breeding population has expanded rapidly since the first pets were released into the Everglades in 1980. The FWC warns adult pythons prey on pets, and "pose a threat" to humans too.
Argentine Tegu Lizards
These four-foot predatory lizards are native to Argentina and other regions of South America. There is a local population established in Palm Beach County. Although smaller than monitor lizards, they can be equally aggressive if cornered and approached by humans or pets. They feast on native birds, rodents, and smaller reptiles.
Whether it is fire ants from Texas, Africanized killer bees from Brazil, green iguanas from Mexico or common boas from Guyana, exotic invasive species are probably here to stay in Palm Beach County. For peaceful co-existence, it is wise to learn their habits and take due care.
*Update: Using DNA analysis, University of Florida researchers confirmed in May 2016 that a wild population of Nile crocodiles, with the potential of reaching lengths of 18 feet, may now exist in South Florida. So far, three captured crocodiles were tested by UF scientists. They theorize the huge reptiles either escaped from a Florida zoo, or were illegally imported from Africa and released.
(c.) Davidsson. Updated 2016.
NOTE: Additional articles archived in Older Posts.
Nonnative invasive creatures and exotic plants are homesteading throughout Palm Beaches, and in some cases, animal control agencies are losing the battle to contain them. Invasive species are in our cities, suburban communities, as well as rural areas. There is no place to hide.
More than 500 years of weak imported pet and plant regulations in Florida created a paradise for exotic pests once they escaped or were released into the wild. While state rules (F.S. 379) are tougher today, wildlife officials concede once fugitive breeding populations are established in South Florida, they are hard to confine and control.*
Invasive creatures come in a variety of shapes and sizes, and inhabit the county's land, air and waters. Nonnative fish include Asian swamp eels, tilapia and cichlids, bull's-eye snakeheads, walking catfish and lionfish. Home aquariums are the source of many exotic tropical fish now competing with natives species in our lakes, canals and estuaries.
Federal and state agencies have tried special hunting seasons, bounties and wildlife round-ups for invasive mammals and reptiles with limited success. Eradication of pests in an area as vast and remote as the Everglades, with its extensive waterways, is a daunting challenge.
Persons who believe the problem is overstated, need only to count the number of curly-tailed lizards found in their yard. Prior to 1960, they were limited to the Palm Beach barrier island. Today, they have expanded throughout mainland Palm Beach County in such numbers that it is no longer possible to control their population growth. In areas where the "curly-tails" thrive, smaller native lizards and geckos vanish.
Unfortunately, Fluffy the Kitten and Muffin the Yorkie are on the menu of several invasive predatory mammals and reptiles currently lurking in Palm Beach County. Not even the mighty American alligator is safe from reptiles introduced from Asia, Africa and South America.
Here are the profiles of five dangerous invasive predators that it is best to keep at a respectful distance if encountered during an evening stroll in the Palm Beaches:
Wild (Feral) Hogs
In the year 1539, Spanish Conquistador Hernando De Soto thought it would be a good idea to introduce European hogs and boars to South Florida as a food source for his army of conquest. When Captain-General De Soto marched his army out of Florida, his hogs remained behind and turned feral. Today, 500 years later, the destructive omnivores, reaching lengths of six feet and weighing well over 150 pounds, continue to destroy farm crops, uproot orchards and feast on native vegetation in state parks.
Coyotes
The wily western coyote has expanded its range throughout the eastern U.S. from Maine to South Florida, including reports in suburban Palm Beach County. One reason for this population boom is its chief rival, the wolf, was hunted and trapped to near extinction. A local coyote population can withstand a 70 percent kill rate by hunters and still multiply, according to the Florida Wildlife Commission (FWC). Attempts to cull coyotes seem to stimulate larger litters of pups, and allows younger coyotes to expand their range. Coyotes readily adapt to urban environments, so owners of small pets should be on the alert.
Nile Monitor Lizards
These smart, aggressive, semi-aquatic African lizards can reach lengths of five feet. On their native continent, monitor lizards often feast on the eggs of 15-foot Nile crocodiles. Alligator eggs, as well as native birds, small mammals and reptiles are part of their diet in Florida. The FWC reports a population of 80 Nile monitor lizards were counted in Palm Beach County as of April 2015.
Burmese Pythons
Reaching lengths of 17 feet, Burmese pythons are one of the largest snakes in the world. They are constrictors and suffocate their prey. The breeding population has expanded rapidly since the first pets were released into the Everglades in 1980. The FWC warns adult pythons prey on pets, and "pose a threat" to humans too.
Argentine Tegu Lizards
These four-foot predatory lizards are native to Argentina and other regions of South America. There is a local population established in Palm Beach County. Although smaller than monitor lizards, they can be equally aggressive if cornered and approached by humans or pets. They feast on native birds, rodents, and smaller reptiles.
Whether it is fire ants from Texas, Africanized killer bees from Brazil, green iguanas from Mexico or common boas from Guyana, exotic invasive species are probably here to stay in Palm Beach County. For peaceful co-existence, it is wise to learn their habits and take due care.
*Update: Using DNA analysis, University of Florida researchers confirmed in May 2016 that a wild population of Nile crocodiles, with the potential of reaching lengths of 18 feet, may now exist in South Florida. So far, three captured crocodiles were tested by UF scientists. They theorize the huge reptiles either escaped from a Florida zoo, or were illegally imported from Africa and released.
(c.) Davidsson. Updated 2016.
NOTE: Additional articles archived in Older Posts.
Saturday, April 4, 2015
Morikami Park Unified Zoning Approved
The tranquil, halcyonic "Morikami Museum and Japanese Gardens" could become a scorched-earth battlefield of special interests unless the Palm Beach County Commission, tourism business advocates, park managers, local property owners and conservationists agree on a "vision" for the park's future land use.
A preliminary skirmish was fought April 2 when the Palm Beach County Zoning Board approved a county Parks and Recreation Department request to rezone 173 acres of Morikami Park from Agricultural Residential (AR) to Public Ownership (PO).
The action was taken to unify the zoning of the entire park under public (county) ownership. However, the approval also paves the way for potential development within the park. Under PO zoning, the County Commission has the legal power to decide how the land will be used in the future.
The zoning change was opposed at the April 2 hearing by residents of the neighboring subdivisions and representatives of the local Sierra Club. They seek to retain Morikami as a "passive" park limited to current cultural uses.
Opponents fear the character of the park will be altered in the future by such recently "discussed" additions as a Japanese-style hotel, spa and restaurant, a commercial artisan village, outdoor pavilion enhancements for events, and 15 acres of open field parking. Traffic gridlock and neighborhood noise are two other concerns.
Morikami Park is jointly operated by the Parks and Recreation Department and Morikami, Inc., a nonprofit partner providing planning and financial support.
At the Zoning Board hearing, county staff assured the public the rezoning of the park would not in itself lead to development. Future proposals must be approved by the County Commission. However, one "Conceptual Master Plan" for Morikami considered in September 2014 included a future commercial hotel site.
There is widespread suspicion in the local west Delray community that future commercial development within Morikami Park may follow the zoning change. A recent history of pro-development actions by the Commission only fuels this distrust.
George Morikami's Vision
In 1974, George Morikami, one of the last surviving members of the Japanese Yamato agricultural colony west of Delray Beach, donated his 40 acres of land to Palm Beach County as a park to "preserve the memory of the Yamato colony." Additional parcels of (AR) land were acquired and added to the original site, which became the Morikami Museum and Japanese Gardens in 1977.
The official mission statement for Morikami Park is to "provide an authentic Japanese cultural experience that entertains, educates and inspires."
What is the future inspiration for Morikami Park? Will it remain a passive regional park featuring cultural events such as hatsume, kitsaki, sado tea ceremonies, and lantern festivals?
Should it become an international tourism destination and theme park, complete with a private hotel, spa, restaurant, expanded outdoor entertainment venue, and commercial arts and crafts shops?
The spirit of George Morikami, and a concerned public, will be observing any park development proposals with intense interest during future Zoning Board and County Commission public hearings.
Update: County Commissioners, meeting as the Zoning Commission, approved the Morikami rezoning at its April 23 meeting, and affirmed their action again on May 28.
(c.) Davidsson. 2015
A preliminary skirmish was fought April 2 when the Palm Beach County Zoning Board approved a county Parks and Recreation Department request to rezone 173 acres of Morikami Park from Agricultural Residential (AR) to Public Ownership (PO).
The action was taken to unify the zoning of the entire park under public (county) ownership. However, the approval also paves the way for potential development within the park. Under PO zoning, the County Commission has the legal power to decide how the land will be used in the future.
The zoning change was opposed at the April 2 hearing by residents of the neighboring subdivisions and representatives of the local Sierra Club. They seek to retain Morikami as a "passive" park limited to current cultural uses.
Opponents fear the character of the park will be altered in the future by such recently "discussed" additions as a Japanese-style hotel, spa and restaurant, a commercial artisan village, outdoor pavilion enhancements for events, and 15 acres of open field parking. Traffic gridlock and neighborhood noise are two other concerns.
Morikami Park is jointly operated by the Parks and Recreation Department and Morikami, Inc., a nonprofit partner providing planning and financial support.
At the Zoning Board hearing, county staff assured the public the rezoning of the park would not in itself lead to development. Future proposals must be approved by the County Commission. However, one "Conceptual Master Plan" for Morikami considered in September 2014 included a future commercial hotel site.
There is widespread suspicion in the local west Delray community that future commercial development within Morikami Park may follow the zoning change. A recent history of pro-development actions by the Commission only fuels this distrust.
George Morikami's Vision
In 1974, George Morikami, one of the last surviving members of the Japanese Yamato agricultural colony west of Delray Beach, donated his 40 acres of land to Palm Beach County as a park to "preserve the memory of the Yamato colony." Additional parcels of (AR) land were acquired and added to the original site, which became the Morikami Museum and Japanese Gardens in 1977.
The official mission statement for Morikami Park is to "provide an authentic Japanese cultural experience that entertains, educates and inspires."
What is the future inspiration for Morikami Park? Will it remain a passive regional park featuring cultural events such as hatsume, kitsaki, sado tea ceremonies, and lantern festivals?
Should it become an international tourism destination and theme park, complete with a private hotel, spa, restaurant, expanded outdoor entertainment venue, and commercial arts and crafts shops?
The spirit of George Morikami, and a concerned public, will be observing any park development proposals with intense interest during future Zoning Board and County Commission public hearings.
Update: County Commissioners, meeting as the Zoning Commission, approved the Morikami rezoning at its April 23 meeting, and affirmed their action again on May 28.
(c.) Davidsson. 2015
Tuesday, February 17, 2015
County Limits Right to Question Developers
Before a nearly empty chamber, and with a minimum of prior legal notice, the Palm Beach County Board of County Commissioners (BCC) eliminated the public's right of direct cross-examination of developers and their paid agents at future Zoning Commission hearings.
The Commissioners, meeting Jan. 29 as the BCC Zoning Commission, approved a staff recommendation, 7-0, limiting the public's right to question developers and their lobbyists to "written" inquiries during quasi judicial public hearings.
In the future, when a development proposal or zoning change is presented to the Zoning Commission, members of the public must submit their cross-examination questions and follow-up queries "in writing". The mayor of the Commission will review the written questions and rule if they are "relevant" to the pending case and thus allowed.
In the past, citizens could request the right of direct cross-examination of developers during their allotted three-minute comment periods. The mayor then moderated the interactive question-answer sessions. This option for citizens was axed by the Commission.
The rule change (Procedures of Conduct Section 10-A), drafted by county staff prior to the Jan. 29 meeting, now reads, "All witnesses are subject to cross-examination during the hearing by the applicant (developer) and county staff. Participants (citizens) may submit cross-examination questions 'in writing' to the chair of the Commission who will address 'relevant' questions to appropriate individuals."
The county's policy change retains the development applicant's right of direct response to comments by county staff or the public, but curtails the same right for citizens in opposition to the project. Written cross-examination questions submitted by citizens are reviewed and/or censored by the mayor.
During discussion at the Jan. 29 meeting, no one on the Commission defended the rights of individual citizens at public hearings, or questioned whether the new guidelines gave developers an unfair advantage over dissenting members of the community.
The amended public hearing rules will be posted on future agendas of the Palm Beach County Zoning Commission beginning Feb. 26.
Note: See related Oct. 30 commentary entitled "Expect Development 'Consensus' in County," and the May 2014 "Taming Lobbyists Gone Wild in Government" archived in Older Posts.
(c.) Davidsson. 2015.
The Commissioners, meeting Jan. 29 as the BCC Zoning Commission, approved a staff recommendation, 7-0, limiting the public's right to question developers and their lobbyists to "written" inquiries during quasi judicial public hearings.
In the future, when a development proposal or zoning change is presented to the Zoning Commission, members of the public must submit their cross-examination questions and follow-up queries "in writing". The mayor of the Commission will review the written questions and rule if they are "relevant" to the pending case and thus allowed.
In the past, citizens could request the right of direct cross-examination of developers during their allotted three-minute comment periods. The mayor then moderated the interactive question-answer sessions. This option for citizens was axed by the Commission.
The rule change (Procedures of Conduct Section 10-A), drafted by county staff prior to the Jan. 29 meeting, now reads, "All witnesses are subject to cross-examination during the hearing by the applicant (developer) and county staff. Participants (citizens) may submit cross-examination questions 'in writing' to the chair of the Commission who will address 'relevant' questions to appropriate individuals."
The county's policy change retains the development applicant's right of direct response to comments by county staff or the public, but curtails the same right for citizens in opposition to the project. Written cross-examination questions submitted by citizens are reviewed and/or censored by the mayor.
During discussion at the Jan. 29 meeting, no one on the Commission defended the rights of individual citizens at public hearings, or questioned whether the new guidelines gave developers an unfair advantage over dissenting members of the community.
The amended public hearing rules will be posted on future agendas of the Palm Beach County Zoning Commission beginning Feb. 26.
Note: See related Oct. 30 commentary entitled "Expect Development 'Consensus' in County," and the May 2014 "Taming Lobbyists Gone Wild in Government" archived in Older Posts.
(c.) Davidsson. 2015.
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