Category Archives: Martin County

We Need to Discuss Quiet Zones

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In the past few months, my thinking has changed on the subject of “quiet zones” along the FEC right-of-way. With the near exhaustion of Martin County’s court challenges, which I believe the county was correct to bring even though they were not successful, we should seriously consider this option. Whether one believes Brightline will succeed as a business model or not is becoming less relevant. It is also irrelevant whether there will be more freight or not. The reason I believe that we should explore this option is because, if they build new tracks, whatever will run will go faster and be noisier.

What is the downside to having “quiet zones?” First, since there are still open areas the public can access, individuals will not have the warning of the train whistle. This can make it easier to have fatalities. Another reason is that it is much more expensive to have four gates than two gates at grade crossings. The City will be maintaining the crossings and those costs will be added to our budget forever. These are both serious considerations that need to be weighed before any final decision is made.

To qualify for the improvements necessary for “quiet zones,” trains must be traveling above 79 miles per hour; none of Stuart’s crossings reach that speed. Brightline only has to pay for improvements for intersections where the train is travelling above 79 MPH. Therefore, Martin County would have to request the implementation of “quiet zones” throughout the County. I believe this would have to be done in conjunction with the Martin County MPO. But the time has come for us to have an open and frank discussion unclouded by politics.

In the past, other elected officials and I have been reluctant to broach this subject. During our legal and administrative challenges to Brightline, no one wanted to undermine our efforts. With the winding down of these cases, we need to look to our future. While there still is a glimmer of hope with bills filed by Senator Mayfield, Representatives Magar and Grall in Tallahassee, we do need to at least begin a dialogue to see what is possible to minimize the impact.

Our Martin County Future

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What do we expect the future to bring for Stuart and Martin County? If we look at our current County Commission, we know that it is about to experience change to its composition. With the indictment of Commissioners Heard and Fielding on public records violations, there will probably be different people sitting in those seats. This could occur this year by resignation or removal by the Governor or next year at the ballot box.

Both Heard and Fielding have a distinct point of view on development that precluded growth outside the Urban Services Boundary (USB). They also fought development within those boundaries. I agree with much of their philosophy outside the USB boundaries. I differ with them within those boundaries. If you want stop sprawl, and both say that is their stated goal, you need to allow density within the USB.

Sprawl occurs when you have mono-functional development. Under the current Comprehensive Plan, 20-acre ranchettes are allowed. It may be that you won’t be able to see your neighbor, but this is development away from jobs and shops. Regardless of the type of housing, you still will need roads, schools and other services. The people who live in these scattered communities will need gas stations and stores.

Therefore, if you want to keep agriculture, you need to concentrate population and growth within our cities and towns. If you want Martin County to avoid what occurred in South Florida and the I-4 corridor, then we need to plan better for sustainable development. The blanket “no” so often heard by businesses from the county needs to be tempered to allow for reasonable and smart growth.

At some point the Urban Services Boundary will need to be expanded. But, for now and the immediate future, let’s have infill development and re-purpose properties that are no longer economically feasible. Our half-empty 1960-type retail strips and our aging housing stock need to be re-developed. More and more people want to be part of a community, to know their neighbors and walk to a store. Isn’t it rational that we not be tied to mid-20th century development patterns?

I am not advocating some central plan where we herd everyone into condos. I am saying that we need to look at trends to determine what type of lifestyle we will have in 10, 20 or 50 years. Infrastructure is expensive to build and maintain so, before we commit to expanding Martin County’s, we need to look to what the future will bring.

As we look at the Martin County of the future, do we continue to do things in the same way or open our minds to a more wholistic approach? Do we look at one project coming forth at a time or do we have a Comprehensive Plan that can be used as a planning document for growth instead of a document that impedes it? Stuart should be a center of a new urban dynamism. Along with our sister cities, we should be where the action is. We should be the engines of economic and population growth. Martin County should be thinking of why county government exists. It should exist not to provide urban services but to function as political subdivision of the state. Let new cities be formed out of all the current county CRAs.

There will be nearly 21 million Floridians by the end of 2017. Does anyone really believe that Martin County will be left out of having an increasing population? Just in the past two months there has been an influx of more than 200,000 Puerto Ricans fleeing the ravages of Maria and bad government. People from the entire U.S. want to live and work in our state. Eventually some subset will find Martin County. Let’s be prepared.

 

Stuart Needs to Take Care of Stuart

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As many of you may have read or heard, the Martin County School Board made a presentation at the last City Commission Meeting. They essentially wanted Stuart to turn over Sailfish Baseball Fields and the Public Works Complex gratis for their new administration building. They would then sell their current six-acre location and keep those proceeds.

I am against the City giving away the 11 acres that comprise the ball fields and public works complex.  Then, in perpetuity, we would receive no taxes, fees or any other revenue for this most valuable site. It is anything but a “home run” for us. In my book, it’s not even a single. Not to mention their proposal would have us sharing (and contributing to maintain) a few new ball fields which we would only be allowed to use when the school board wasn’t.

This is something I could never support. No taxes and no ball fields, how could any Stuart elected official be for it? Some might say that the administrative building contributes to the economy of Stuart. To a very limited extent that is probably true. But to imagine that a new building is going to bring shops and restaurants to the area is not credible. The existing complex on East Ocean Blvd has not resulted in any shops or restaurants around it. What would cause a different outcome?

This may seem a radical notion but why does the School Board need to be within city limits? In 1950, when Stuart comprised 40% of Martin County’s population, there was perhaps a reason. But today when Stuart only accounts for 10% of the population there is no compelling reason. The vast majority of their staff lives outside the City. Further Stuart has 1% of the total land mass of Martin County. How can we afford to give up taxable land to another government entity and not even be paid for its value? Never mind the lost tax revenue and the loss of our ball fields.

As a custodian of Stuart residents’ money, how could I possibly do that? How can I ask Stuart’s 10% of Martin County’s total population to contribute such a valuable asset to the other 90%? We are not still a rural county with Stuart being the home for those who “live in town” and where the money is. That was true when the County was incorporated in 1925 but it is no longer true today. Communities that are outside the City, such as Sailfish Point, Jupiter Island and even Sewall’s Point, are where the wealth is.

If we are to maintain our quality of life we need to make sure our assets are used for City residents. We need to have our recreational fields under our control. We can’t just give away our assets. We need to be independent and do what is best for Stuartians. Yes we are part of Martin County. We pay both County and School Board property taxes. Therefore, we do not need to also subsidize further those governmental agencies since we are already paying our fair share. I cannot in good conscience claim to represent the people of Stuart and then give away those assets. That is unconscionable.

 

 

Snowbirds & What They Bring

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I live on the St. Lucie River where the mooring fields are located. In the last few weeks I have noticed (as in past years) that there are more and more boats on the balls each day. By January 1st, there will be a couple of hundred boats on the mooring balls and in the marina. Some people will live on their boats. Others will live on land in apartments or homes.

These “snowbirds” will eat in our restaurants, buy goods in our stores and use the Stuart tram as a mode of transportation. They will provide additional jobs for those working in our stores and restaurants. Sales taxes will be paid on the food ordered to eat and any purchases made. In general, our boaters and all seasonal visitors arriving from New England, Canada or wherever will become part of our community for as long as they are here. I gladly welcome them to the City.

Many of us that stay year-round will complain about increased traffic. Or how they will need a reservation to have dinner at their favorite restaurant. But, isn’t that a good thing? Isn’t it better to have more people paying taxes and putting permanent residents to work? Dollars that are brought in from up north are new dollars coming into our local economy. “Snowbirds” or, as I like to say, part-time residents add vibrancy to our town. They contribute to our tax base and our local charities. They are members of our organizations and clubs. They are just like the rest of us who are here year-round except they are with us for only five, six or eight months a year.

When I look at Stuart, I like the fact that our part-time residents share the space. I wouldn’t mind more of them. But I also want more full-time residents who will return after college and raise their families within our borders. I want to see entrepreneurs move to Stuart and open businesses. Artists should be making art and living here. More children need to be playing in our parks and in front of their homes. Seniors should be able to take advantage of our numerous parks and recreation center.

Stuart needs people of every income strata, race, occupation, age and persuasion. I want to welcome all to our stores and places of worship. Cities should be places of diversity and understanding…tolerant and embracing. Maybe even a little quirky and original — such as only having a four-story height limit.

 

A Little Understanding

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When Martin County passed a comp plan that tightened its four-story height limits in 2013, I applauded the action. Along with the clear majority of county residents, I support that height restriction in the county — and in Stuart. Do I think the recent change passed by the Board of County Commissioners will result in the limit going away? I don’t! In fact, what I have come to understand is that the actions taken may strengthen the four-story maximum height limit by removing the possibility of legal challenges to it.

What I now appreciate as a City Commissioner is how one action can have the opposite effect from what was intended. Trying to apply a universal rule is quite difficult, especially when it comes to land use or zoning. I believe it is much better to approach each application individually. Unfortunately, there needs to be some “as-of-right” development and zoning so that there is not a bottleneck every time a house is to be built or a business is to be opened. “As-of-right” development is development which is in compliance with all regulations and, therefore, does not need any discretionary action for approval.

We can shape zoning and neighborhoods by the liberal use of neighborhood overlays. I have been working with the new City Manager regarding having neighborhood meetings so that the City can narrowly focus on what residents want within distinct boundaries. In the immediate, and I would say long term future, it is important that we preserve our residential home areas and for the City to concentrate on commercial and multi-family development within our economic corridors such as Federal Highway and Kanner Highway.

We do need to grow larger and more diverse to maintain our vibrancy as a City. Our population ratio in comparison to Martin County’s will continue to diminish, which will make our long-term viability less and less sustainable. So much of the revenue the City receives is based on the percentage of Stuart’s population as compared with Martin County’s overall population. Our political clout as a City becomes less and less as the percentage of voters continues to decrease as a ratio of total voters in the County.

We can continue to enjoy our status as the most livable city on the Treasure Coast and thrive economically and politically. But nothing is done within isolation. Stuart, Martin County and our nation are going through a great period of technological change. Many people just want to return to the “good old days.” While much about the past should be remembered and revered, we should not be in fear of the future. If we want to actually maintain the best that we have, we will only ultimately do so by looking ahead.

 

My Governing Philosophy

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My Governing Philosophy

I could not adequately represent the voters and residents of Stuart without having a clear and understandable set of governing principles. By that, I don’t mean the kind of empty platitudes you see on campaign literature. Rhetoric such as “strong leader” or “good government” are nothing more than hackneyed phrases and mean nothing. When choosing a candidate is the voter ever looking for a weak leader or bad government?

When gauging a true philosophy, one could look to party affiliation. In today’s world, a political party is more tribal in nature than a set of principles to guide a decision. Gallup, in a recent poll conducted in early October of this year, shows that 24% of the electorate consider themselves Republican, 31% Democrat and 42% Independent. As we have seen there is a wide gap in philosophy between the Brannonites and the McConnell wing in the Republican Party and an equally large gap between Bernie Sanders followers and those of Hillary Clinton with the Democrats.

So here is my governing philosophy in representing the people of Stuart:

I will always be your advocate with the City’s staff in solving a problem. When voting on a matter, I will do what I perceive is best for all of Stuart over one individual or group of individuals. I will not vote in favor of something just to “get along.” I will not condone the frivolous use of tax dollars. That does not mean I will vote to cut or not raise taxes when doing so is appropriate. We need to pay for services that the City provides in a manner that does not spend down our reserves. That’s one of the reasons I voted against the current budget.

In representing you, the citizens of the City, I will fight for your interests. Even if by doing so I make enemies within our staff, at Martin County government, the state legislature, and my fellow board members. I don’t take campaign contributions, so I am not beholden to anyone. I am not running for a higher office, so I don’t need to subordinate your interest to achieve that goal. I do not work or operate a business within Martin County, so there is nothing to suggest I have an ulterior motive in any vote I cast.

I want to help our existing businesses, and any new businesses that come to town, succeed. We cannot have an economically healthy or vibrant city without a strong and diverse base. But every job created or business opened needs, in some way, to add to the overall good of the City. Presently we have more jobs based in Stuart than residents actually employed in those jobs. We need, through innovative policies, to make it possible for more residents to be able to work and live within our boundaries.

In short, my governing philosophy is you. The residents, voters, and citizens of the City of Stuart are my concern.  All the ethics codes enacted and sunshine laws passed do not amount to a hill of beans if the people we elect have no inner sense of right or wrong. The mark of responsibility is how you act consistently, whether the public is watching or not.

Remarks To The Martin County Legislative Delegation

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When did Florida’s towns and cities become the enemy to some of our legislators in Tallahassee? The state mandates that counties exist and every person in Florida lives in one…it isn’t an option. But only the residents of an area can come together and petition to form municipalities. They do so, as we are now seeing with Indiantown, because citizens want local control over zoning and the ability to pass ordinances to reflect their sensibilities. They are willing to tax themselves in order to live in communities to exert that control through democratically elected local boards.

The state definitively has the right to make sure that all Floridians are treated universally fair and equitable. It is your duty to make sure that the people’s constitutional rights are not violated. That the criminal code is applied to all fairly and that our courts are just and impartial.

Tallahassee has a responsibility to make sure that our lakes and rivers are healthy and clean. State government needs to make sure that all Floridians have the ability to attend top-notch colleges and universities. You should be the agent to build and repair our highways and regulate standards in professions. Those are state obligations.

But is it the responsibility of the legislature to prohibit Sewall’s Point from regulating short-term rentals or Stuart the amount of their business fee. Is it not better for the residents of cities to have local rules to deal with local problems? Why should a legislator that is elected in Pensacola have a say over how the people of Jupiter Island or Ocean Breeze want their communities to look and how the amount of tax their citizens pay.

50 years ago by a statewide vote of the people “Home Rule” was enshrined in the Florida Constitution. Though the legislature does have the right to pre-emption, it was a right that was to be used sparingly not, as a wholesale assault on the people’s right to local self-government. Pre-emption is not there to for a legislator to mandate what he feels is best. And Pre-emption was certainly not meant to forestall an ordinance that a business or industry does not want to comply with.

The vast majority of municipalities were formed so that urban services could be provided. Today the motive may include the people’s right to determine the pace of growth and commercialization where they live. If you believe in the rights of self-determination, then anytime pre-emption is used to circumvent that right, then pre-emption is not used in a manner intended.

Floridians voted to empower themselves with the right of local self-government. It is the only form of government that is voluntary in nature. Citizens choose to pay taxes to live in self-governing municipalities. They want to be able to have communities that they control through municipal ordinances and codes. Why would you want to deny the people that right?

Well Worth The Time & Effort

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I am sitting in Reagan International Airport waiting for my flight as I write this. For the past two days, I have been in Washington with my colleagues from the Florida League of Cities meeting with the Florida Congressional Delegation about issues that affect cities. Unfortunately, the Senate was in recess this week so both Senators Rubio and Nelson were absent. We did have an opportunity to speak with their staffs. Our Florida League of Cities team split into three groups and we were able then to meet with nearly the entire delegation except for one congressman (his choice).

Meeting with either state or federal legislators needs to be done on an ongoing basis. It is a matter of forging a relationship with those individuals. By the establishment of a rapport, it then allows us to speak to them with candor. This is important when discussing municipal matters. It is only through repeated contacts at home and in Tallahassee or Washington that we can explain our positions and educate these members as to our issues. While most of our legislators may have some knowledge of our issues, they may not have the depth and nuance necessary to make an informed decision.

When a local elected official is willing to engage with a legislator in their offices in either Tallahassee or Washington, that legislator has a more receptive attitude to the explanation of why we need them to vote in a certain way. It is part of an educational process for the legislator. I have noticed their capitol offices are more attuned to the discussion of policy. Back in their district offices, the staff is concerned with constituent services.

By my taking the time to engage legislators and representatives in both Tallahassee and Washington, I know I represent Stuart better. I educate our state and local representatives on matters that are important. At the same time, I learn what is important to them. Though at times, partisanship does intrude on our discussions, for the most part, it is about policy. It is important that we keep it on that level.

When it comes to municipal issues, I have noticed that there is no Republican or Democratic way of getting a road paved or a sewer connection. I am an unpaid lobbyist to make sure that the City of Stuart has the opportunity not only to have a seat at the table but is heard. I am happy to take the time from my own business and life in Stuart to make sure that happens.

Stuart & Housing

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What is the most pressing issue that the City of Stuart faces? It is not where or if we need a new City Hall, the fate of Historic Downtown or whether the hospital can build a 150 foot building. Our most important problem to solve is the lack of housing within our borders. Quite simply, there is not enough supply for everyone who wants to live here. Stuart does not have enough rental units, houses and condos. Further, to use a real estate term, much of what we have is physically, functionally and, to a less extent, externally obsolete.

Politically and socially we have allowed the City to stand still while Martin County, despite its reputation for limited growth, has grown exponentially around our borders. In 1940, the City had nearly 50% of the total Martin County population 2,912 people to 6,295. In 1960 we comprised 28% of the total with 4,791 people to 16,932. By the turn of the century Stuart comprised 11% of Martin County’s residents with 14,723 to 126,777. Today, we are still roughly 11% of Martin County’s population.

Martin County has grown at a much faster pace than Stuart in the past 70 years. In the next decade, the population of the County will probably continue to grow faster than the City’s. We are still a hub for commerce and residential living but not to the extent we were in the 1960s.   With the increasing suburbanization of Martin County, Stuart became not the only center of Martin but one of several competing centers county wide. One example would be the development of Palm City, which is part of unincorporated Martin County, from the farmland and ranches 40 years ago to a mostly suburban area today with a population of nearly 25,000 people as compared to the City of Stuart’s roughly 16,500.

Many people claim that the City should remain static or in a time warp. Unfortunately, if we do suspend time, we will not be able to have that very uniqueness that we want to maintain. Stuart cannot be a city unless we act and behave as one. This requires providing urban services under our jurisdiction so that we can maintain our businesses, residents and professional offices far into this century.

By not providing new housing, we force people to live outside our boundaries. A recent Florida Department of Economic Opportunity study showed that more than 21,000 people commute to work in Stuart every day. If we could capture just 25% of these commuters and their families, then our population and our tax base would increase by 50%.

By growing our tax base, we would shrink individual taxes. Would there be additional employees? Of course a few more would be added, though not many more since we are compact in size. Our infrastructure such as roads and water are already in place. As a city, we do not have the sprawl that has accompanied growth in the rest of Martin County. We are ideally situated to take advantage of life in mid-21st century America. The aging of our population and desire of our younger people to reside within cities gives us an ability that other parts of the County do not possess.

Stuart has an opportunity to maintain our wonderful charm and truly become a modern gem. We need to have the vision to do the things necessary so that we are not left behind. Stuart needs to reclaim its birthright of being the center of life on the Treasure Coast. To do that, we need more than a one block downtown. We need to actually have several areas of residential and economic viability. Many parts of our City are under-utilized. I will explore more of Stuart’s options in my next blog.

Our Waterways…No Quick Fix

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Our Congressperson Brian Mast will introduce two bills when Congress reconvenes in September that, if passed, will help to make Florida waterways better. (You can find outlines of the bills at: http://www.tcpalm.com/story/news/local/indian-river-lagoon/health/2017/08/23/u-s-rep-brian-mast-calls-federal-study-action-stop-south-florida-algae-blooms/592994001/.)

Florida Senate President, Joe Negron, sponsored legislation to build a reservoir south of Lake Okeechobee which was approved by the Legislature and signed by the Governor.  Whether you are an Independent, Republican or Democrat, we should all applaud and support these efforts.

The Indian River Lagoon and all Florida waters need Floridians pulling together to accomplish the task of improving our environment. There is no right answer or easy solution. It took more than a century for Florida to make this mess. It will probably take that long for our waterways to be restored. Federal, State and local governments must work in partnership. Co-operation with all interest groups will be the only way we shall succeed.

As a member of the Indian River Lagoon Council Management Board, I have become more knowledgeable about the larger picture we face, and it is daunting. The I.R.L. is a National Estuary Program that receives most of its funding from the Federal Government. The lagoon spans 156 miles from Ponce de Leon Inlet near New Smyrna Beach in Volusia County to Jupiter Inlet, on the southern border of Martin County.  Lake Okeechobee and the St. Lucie River are only a piece of this larger puzzle. Martin County and Stuart’s water quality are dependent on much more than just any local situation or solution.

At some point in the future, whether it is tomorrow or next year, another algae bloom will happen. When it does, let’s not look for scapegoats to blame. As I have written, everyone must work in tandem. In some capacity, every Florida resident, business person, farmer and visitor has contributed to the far from pristine condition of our waterways. It will take each and every one of us to aid in our recovery.