Myth 1 - that the commission can substantially change the major trends of the global real estate market. The commission is trying to localize the housing market issue and scare the residents into believing that only developers can save our community from certain ruin. Nothing could be further from the truth. Up until the global economic recession of 2008, Longboat Key was one of the hottest real estate investment communities in America. Those little and old condominiums and homes, where most of us live, were selling for very high prices. The truth of the matter is that they will soon again be in great demand because of our unique low density community. That is unless we allow developers to plunge us into decades of redevelopment, where few would want to purchase property. That is where I disagree with a commission that wants to replace what has worked for decades with bigger and thus necessarily taller condominiums. I say let's wait a few years to change the comprehensive plan. If after the economy recovers we find that our homes are not selling at good prices, then we can seek solutions based on a stable real estate market and not on global conditions that affect everyone. The commissioners are not real estate marketing experts or land use experts.
Myth 2 - that if a community center is built in the middle of a 10-mile island, where a large percentage of the residents live only half the year or less, the center will be sustainable and active all year long by attracting off-island customers.
The commission says if we spend millions of dollars to build a large community center, then everyone will flock to Bayfront Park to enjoy the view of the bay and attend meetings and classes. Ask yourself if you are one of those people. The commission further contends that in the 6 to 8 months of the year when residents are not living here, the facility will be filled by off-island organizations and clubs renting the meeting rooms and using the gym. I doubt that there will be all that much enthusiasm to drive 15 to 20 miles, through traffic, from downtown Sarasota or Bradenton to use our community center building. There are so many meeting centers in town. I think the taxpayers will be stuck paying a half million dollars a year to run and maintain the community center. I favor using the existing underutilized commercial building on Bay Isles at a fraction of the cost of constructing and maintaining a speculative venture at Bayfront Park.
The commission says if we spend millions of dollars to build a large community center, then everyone will flock to Bayfront Park to enjoy the view of the bay and attend meetings and classes. Ask yourself if you are one of those people. The commission further contends that in the 6 to 8 months of the year when residents are not living here, the facility will be filled by off-island organizations and clubs renting the meeting rooms and using the gym. I doubt that there will be all that much enthusiasm to drive 15 to 20 miles, through traffic, from downtown Sarasota or Bradenton to use our community center building. There are so many meeting centers in town. I think the taxpayers will be stuck paying a half million dollars a year to run and maintain the community center. I favor using the existing underutilized commercial building on Bay Isles at a fraction of the cost of constructing and maintaining a speculative venture at Bayfront Park.
When all is said and done, the commissioner's Bayfront Park project could cost $11+ million taxpayer dollars including the $4+ million the county spent for the commercial land south of Bayfront Park.
Myth 3 - if you try hard enough to legislate land use changes, that compromise the residents in favor of commercial interests, then the developers will fix everything. Developers, unless they are unfortunate, do not do anything that is not in their economic interests. Two developers took control of Whitney Plaza 2 years ago. To date they have been unsuccessful in attracting a single business to the shopping center. They have been unfortunate. I believe it will be more difficult for them now that Publix is building an attractive new commercial center at mid-island.
The current commission wants to sweeten the pot by using a quaint residential neighborhood as tourist bait, in hopes that a developer will invest millions in a large commercial tourist center at the north end. They have no plan 'B'. Yet they also have no idea if any developer will ever want to invest in what has been a losing proposition for the past 20 years. If the commission, or the commission's committee, does know about a developer, then our system of government is broken and we need to look at what happened in Venice. What if no developer comes forward? How many more years must we wait to rid our community of a blight that adversely affects the entire island? The proposed north end commercial overlay may actually prolong the north end blight resulting in continued depressed home values as far south as the Cedars tennis club.
The current commission wants to sweeten the pot by using a quaint residential neighborhood as tourist bait, in hopes that a developer will invest millions in a large commercial tourist center at the north end. They have no plan 'B'. Yet they also have no idea if any developer will ever want to invest in what has been a losing proposition for the past 20 years. If the commission, or the commission's committee, does know about a developer, then our system of government is broken and we need to look at what happened in Venice. What if no developer comes forward? How many more years must we wait to rid our community of a blight that adversely affects the entire island? The proposed north end commercial overlay may actually prolong the north end blight resulting in continued depressed home values as far south as the Cedars tennis club.
Here's an idea and possible solution for the north end along GMD and Broadway. The commercial property could be acquired for under $5 million in today's market. If the taxpayers are willing to spend upwards of $11 million on Bayfront Park, why not spend $5 million to create a park at the north end that would be easily accessible to more people while quickly resolving the blight conditions at the northern gateway to Longboat Key. After all a community is about its taxpaying residents above all else.
There are several differences between the two park projects including the costs. A park at the north end would be in walking distance of over 400 residences in the village and surrounding condominiums. People cannot easily get to Bayfront Park on foot. Having a park located at the north end, with low impact boating activities, would become an economic engine for rentals and home sales in the surrounding neighborhood. I do not believe there are many north end residents who want increased commercial tourism in their community. While Bayfront Park is just another roadside attraction, a park at the north end would be appreciated by anyone coming onto or leaving the north end of the island.
It does seem odd that the commission sanctioned revitalization committee, with the assistance of New College, a few north end residents and business people and several behind-the-gates residents could only come up with a single solution for the north end and that was a hotel
Myth 4 - that the commission, and its various commercial proposals, has the support of the community. There are 16 people who comprise the Planning and Zoning Board and the Commission. Only 3 of these people have been elected. There have been no referendums, no community-wide scientific surveys and little effort by the the two bodies to include the community. Since Mr. Brenner has been on the commission, there has been much greater emphasis on using appointed committees that operate outside the Florida sunshine laws, but are still granted the same standing as if they were elected groups holding public meetings. This commission has effectively obfuscated the process of government. Mr. Spoll, a leader of one of the commission's secretive committees made recent comments that might lead one to think that Mr. Spoll is delegating the responsibility to each resident of ferreting out the inner-workings of our town's stealth apparatus, rather than the government being transparent and inclusive. This is never going to be an inclusive commission it seems.
Myth 5 - that the commission has made real progress towards improving our community in any substantive manner. I can not think of a single major effort by the commission that has come to fruition. Mr. Brenner is taking much credit for the Publix project, without any way of verifying his assertions, since according to Mr Brenner everything was done behind the scenes. The pension mess remains stuck in process. The marketplace continues to drive business on the island as it should, despite the so far feckless words of our commission that they will plan our way out of our problems. Luxury homes continue to be built in fair numbers up and down the island without input from the commission.
If you look at facts instead of myths, perhaps you will conclude that the current commissioner election offers Longboat Key residents an opportunity to tell the commission that we need to change our approach to town government. So far the commission's focus on pro-business, pro-developer legislation has not translated into any meaningful improvements for Longboat Key. There is no guarantee that the tourism business will ever return to a community that long ago transformed itself into an exclusive community that probably doesn't even want tourists. Isn't that why people live behind gates and on private roads?
It does seem odd that the commission sanctioned revitalization committee, with the assistance of New College, a few north end residents and business people and several behind-the-gates residents could only come up with a single solution for the north end and that was a hotel
Myth 4 - that the commission, and its various commercial proposals, has the support of the community. There are 16 people who comprise the Planning and Zoning Board and the Commission. Only 3 of these people have been elected. There have been no referendums, no community-wide scientific surveys and little effort by the the two bodies to include the community. Since Mr. Brenner has been on the commission, there has been much greater emphasis on using appointed committees that operate outside the Florida sunshine laws, but are still granted the same standing as if they were elected groups holding public meetings. This commission has effectively obfuscated the process of government. Mr. Spoll, a leader of one of the commission's secretive committees made recent comments that might lead one to think that Mr. Spoll is delegating the responsibility to each resident of ferreting out the inner-workings of our town's stealth apparatus, rather than the government being transparent and inclusive. This is never going to be an inclusive commission it seems.
Myth 5 - that the commission has made real progress towards improving our community in any substantive manner. I can not think of a single major effort by the commission that has come to fruition. Mr. Brenner is taking much credit for the Publix project, without any way of verifying his assertions, since according to Mr Brenner everything was done behind the scenes. The pension mess remains stuck in process. The marketplace continues to drive business on the island as it should, despite the so far feckless words of our commission that they will plan our way out of our problems. Luxury homes continue to be built in fair numbers up and down the island without input from the commission.
If you look at facts instead of myths, perhaps you will conclude that the current commissioner election offers Longboat Key residents an opportunity to tell the commission that we need to change our approach to town government. So far the commission's focus on pro-business, pro-developer legislation has not translated into any meaningful improvements for Longboat Key. There is no guarantee that the tourism business will ever return to a community that long ago transformed itself into an exclusive community that probably doesn't even want tourists. Isn't that why people live behind gates and on private roads?
Well Put. We need to solve problems before we create them.
ReplyDeleteBob Craft
For the last 30 years I've lived in Rye, NY, a small city in the SE corner of NY. Rye, too, was governed by a commission and city manager. Rye wasn't flawless, but it was a well-run, widely-respected community. The most surprising thing to me about my new home, Longboat Key, is the seeming lack of transparency in how it is governed. We live in the Sunshine State, shouldn't we expect sunshine in our local governmental procedures? I hope to see more open meetings, and a constant flow of minutes and proposals shared via the web.
ReplyDelete