Category Archives: Our Future

The River, Snug Harbor And Annexation

Posted on by

Much has been made by some of the residents and one county commissioner regarding the City of Stuart bringing sewer services into Snug Harbor, a neighborhood that is in unincorporated Martin County. Stuart has received a grant to do this work, and the city is proceeding under an inter-local agreement. The City’s prime reason for doing so is to allow these homeowners to do away with septic tanks which would ultimately improve the river quality.

This does not obligate homeowners to hook up to the sewer system.  Each individual homeowner can make the decision to remain on their septic systems or hook up to the sewer. However if they do take advantage of the services the city is offering, one clause in the agreement would be agreeing to be annexed into the municipality at the city’s option. Stuart has never invoked this clause in the nearly thirty years of providing these services, but it could in the future. This, to me, does not seem like a cause for histrionics or other misplaced rhetoric.

The arguments being put forth by a few who are against the project are specious and misleading. At any time, the county can extend its sewer system to this neighborhood, but it has not done so for a very good reason. The cost, which was provided by county staff, was $23,000 per residence. The city’s cost would be $7,000. The price differential is strictly because Snug Harbor is surrounded by the city. This leads me to two observations—one, why would any home owner want to pay over 300% more, and two, why isn’t Snug Harbor part of the city anyway?

Recently Beau Rivage, which had been part of St. Lucie County, petitioned and was annexed into Martin County at the request of the residents. They also were an enclave similar to Snug Harbor, and services such as first responders would have to travel through Martin County from St. Lucie to reach the residents. Luckily for Snug Harbor, other agreements that the county and city have allow Stuart to respond to their emergencies. It would only seem logical that this particular neighborhood becomes officially part of the city which surrounds it.

What would be the downside to the residents in incorporating into the city? While a homeowner will save $16,000 on sewer hookup it would pay more in taxes and fees. A home valued at $500,000 (which is above the median and average for that neighborhood) would pay approximately $1500 more per year. Without taking into consideration future value of either taxes or the difference in the hook-up fees, it will take more than 10 years of increased taxes before approaching the cost of hooking up to the city.

With 5 years notice, either the county or the city may abrogate the agreements which allow each of the entities to provide water and sewer in certain instances within the other’s boundaries. If one of the parties were to abrogate the agreements, then it would cost the city approximately $12 million and the county $9 million to provide our respective residents those services. Which means each and every one of us would pay for it. From everything I know as of today, I as a city commissioner would not vote to abrogate those agreements. Unfortunately at present, one county commissioner seriously wants that commission to consider doing so. We all know the proverb “to cut off your nose to spite your face”. Perhaps the commissioner doesn’t realize we are all residents of Martin County.

The entire issue of the city’s boundaries needs to be addressed and done so in a thoughtful and enlightened way. Hyperbolic and incendiary language has no place in the discussion. A citizen of Stuart is still a resident of Martin County. He/she will pay the same taxes to the county except for the fire MSTU. Fire protection would then be provided by the city. He/she will still go to the county beaches and libraries. Annexation is not a divorce or separation; it is a choice to live in the community where you dine, live and shop. Here is another way to think of it….. if you are a member of the Lion’s Club and you also choose to belong to the Knights of Columbus, you don’t stop being a Lion when you become a Knight. The same thing goes for being a resident of Stuart…you don’t stop being a resident of Martin County.

Stuart’s Public Schools

Posted on by

Last week became “Stuart Education” Week for me. I spent time at J.D. Parker and Stuart Middle School. Since these are the public schools that serve Stuart children, I thought it was appropriate to take a look. What I found was very pleasing to me and should be for every parent, tax payer and resident of the county.

I started off the week with Dr. Chris Jones, the principal of Parker. His enthusiasm for the kids and learning was contagious. It seemed the staff and teachers were delighted to be at the school. They were doing everything possible and were successfully motivating the children to learn their lessons. Children at this age are like sponges just soaking up everything around them. Language arts and math, of course, are most important, but the students also have art, music and P.E. to round out the curriculum. The only thing I would like to see would be the introduction of a second language in our elementary schools as is the case in most of the rest of the developed world.

For the past 46 years, Sigrid George has called Stuart Middle home. She started as a teacher and has now been the principal for several generations of students. Ms. George not only believes in the value of the school for our children but her own children and grandchildren have been students there. I spoke to several civics classes and was amazed at their general knowledge of government especially their knowledge of local responsibilities. If I am lucky, I will be invited back in the spring to speak to these kids again.

My children were already adults when we moved to Stuart so they did not attend Martin County schools. So like so many of our residents, I really did not know what to expect when I walked through the door of these schools. I was both surprised and pleased to know that our children were learning not only the basics but also have the opportunity to take elective courses such as marketing which introduces different concepts but reinforce math and language arts.

Could things be improved at these schools? Sure they could. Both principals have ideas and plans that will do just that. There is no panacea for making our education system better. When we compare ourselves to the world, our reading scores are 17th, math 31st, and science 23rd. While Martin schools rank near the top in the state, Florida is still not a top tier state for education.  But any failings belong to us as a community, a state and a nation and not the students who attend the schools.

Just because I no longer have children in school doesn’t mean I shouldn’t remain involved in our schools. These kids are going to grow up and be the nation’s future. I want to support them all I can. All of us should.

 

 

Why I Support the Infrastructure Sales Tax

Posted on by

Where does Stuart derive funds for its infrastructure projects? Some of the money comes from state and federal grants that usually require local matching dollars. We could borrow the money, but we are fairly conservative and have not typically resorted to that. That leaves either increased real estate taxes or sales taxes. Real estate taxes are 100% paid by city tax payers while sales taxes are paid by anyone who shops and dines in our city. This means we can have our entire infrastructure improvements paid for by an increase borne only by the residents or collect a good portion of the funds by non-city residents.

For many years, the American Society of Civil Engineers has rated America’s infrastructure at a D. We are not spending enough to maintain our roads, bridges and water systems. Unless your dream is to have our 20th century civil improvements disappear, then it is urgent that we spend money to fix and improve our aging infrastructure. You would not allow your home to go unpainted and the roof to leak. It is the same for society’s homes and roofs.

Stuart’s city manager, Paul Nicoletti, has put together a video which is on the city’s website, and I urge you to take a look as he explains what the city will use some of the proceeds of the sales tax to do. Beside road and water projects, Stuart wants to finally install bathrooms at Memorial Park, improve the only recreational center for our children and expand our down town Riverwalk. In order to continue to be a place that people want to live and visitors and tourist want to shop and dine, these are needed improvements.

A city doesn’t remain static…it either grows and improves or shrinks and deteriorates. We do not need to sacrifice our old Florida feel and charm to accomplish the former. But we do need to provide amenities so that our young people want to remain and raise families and our seniors can stay and age in place. This question of livability does not come by burying our heads and saying nothing needs to change. We need to spend our dollars carefully in procuring the needed infrastructure maintenance and improvements. But maintain and improve we must.

Within the city’s borders, we collect 65% of all sales tax generated in the county. Yet because of our small population in relationship to the total county population, we receive less than 10% of the taxes collected. Imagine if every penny of the local portion of the sales tax stayed in Stuart, would there even be a need for ad valorem taxes? Lewis Mumford wrote, “The cities and mansions that people dream of are those in which they finally live.” Stuart is a good place to call home. Let’s continue to improve on the good and make it great.

All Aboard Report

Posted on by

I have just finished browsing the All Aboard Florida impact study. Rich Campbell of the Stuart News is correct that the study was bought and paid for by the All Aboard folks therefore how impartial are the results? The Feds allowing FECI to pay for a report and providing the consultant the “facts” to convince our government to give the company our tax money to prove its plan is feasible is worthy of a Koestler or Kafka novel.

The report highlighted the myriad ways that already exist to go from Miami to Orlando. There is Amtrak and busses and planes and, of course, cars. If you believe the purveyors of this new train fantasy, their train will be the optimal way to go between those two points. Maybe it is true, but is it worth spending tax payer dollars to find out?

The U.S. is not Europe or Asia where high speed train travel is a viable alternative. Since the AAF fare rates are not published, we have no way to judge whether it makes sense to take their train or just drive. Before moving to Stuart, I lived in Connecticut and had the option of taking the train or driving when I went into Manhattan. During the day, there was a train every half hour to and from Grand Central Station, and it took just about an hour. After rush hour the train ran every hour.

Most times, whether for business or pleasure, I would drive. Several factors went into my decision. If I was going to Manhattan, the train was quite convenient if my plans kept me in the vicinity of Grand Central Station.  If I would have to take a subway or a bus or a taxi to reach my ultimate destination from Grand Central and then do the same to return to catch the train home, I would drive.  What AAF never mentions is that going from Miami Station to Orlando Station in three hours does not take into account where you actually begin your journey and where the journey actually ends. A trip seldom ends at a railroad station.

If you have to drive to the station and pay to park and then when you reach the other station either rent a car or take a taxi or get on another train, where is the savings in time? Ultimately, that is why train travel in the U.S. is a non- starter. We are not a station to station nation. Stations are only one part of the travel equation.

If you look at what the existing Amtrak and inter-city busses charge, no family will pay about $100 per person to reach Disney. All they need to do is pile into the car and go from home to the theme park without any intermediate steps and it will cost less. That leaves the business traveler as AAF’s target audience. Even if you captured every business person in both directions and all other busses and Amtrak service were eliminated and those business travelers would pay what you charged, could AAF still be profitable? I doubt it. The advances in technology have made business travel a shrinking market not a growing one. As a business person, the last thing I want to do is sit on a train for three hours in each direction (not counting getting to and from the stations) unless I absolutely had to make the journey.

If all of AAF’s dreams come to pass, will it be successful? Past history regarding schemes like this would say no. The free market has rejected train travel except in large commuting metropolitan areas (where it is heavily subsidized) for the past seventy years. Let the market decide whether All Aboard Florida is viable but the market should do so without the aid of taxpayer dollars.

 

Development And The Sailfish Fields

Posted on by

I am pleased to now serve on the Stuart City Commission. How we grow as a city going forth is the most important issue we face. It will be critical that the right choices are made. We can absolutely continue to enjoy the Stuart lifestyle while increasing our population, businesses and jobs. We need to provide reasons for our young people to stay in the city to raise their families and grow their businesses in an inviting environment. The development of the Sailfish ball fields will be one of the ways to accomplish this.

Before explaining my current thoughts on Sailfish, I want to mention my background. I am currently a licensed real estate broker in Florida, New York and Connecticut and, in the past, have been licensed in other additional states. For over 40 years, I have focused on commercial real estate as an owner, manager and broker. I have taught real estate courses and hold the CPM and CCIM designations.  While I have never practiced in Stuart, I am quite familiar with how real estate is developed. This development will be critical to our future.

Within the next year or so, the city will look to develop those fields. What I don’t want to see happen is the city administration creating an RFP that will preclude many of our local builders and developers from participating. If it is one large, 8- plus-acre package without our city designating the grid pattern and infrastructure, I fear that we will have something that will not fit the character of our city.

The reason to develop those fields is to increase population and ad valorem taxes. We also need and want connectivity which would be provided by a street grid pattern aligning with the rest of the city. What I do not want to see happen is a gated community closed off from the rest of Stuart. We don’t need cul de sacs and walls to keep neighbors apart. Why we choose to live in Stuart over the suburbs is because it is a city.  I don’t want Stuart to develop enclaves with walls and gates that separate one resident from another.

The best way that this can be accomplished is by the city creating the grid pattern, designate mixed use (retail and residential multifamily) development, and selling individual lots for development along that grid pattern. This will allow our local Stuart and Martin county builders to buy, finance and construct almost immediately accomplishing our stated goals. The history of Stuart is not the grandiose but the manageable. Our development should not be based on someone from Broward, Palm Beach or New York sweeping in with plans that never quite come to fruition. Just look to North Point which eight years after a lease being signed is still not developed, built and creating income for us.

I do believe we can accomplish our goals of more people, jobs and businesses. Let us not play Monopoly with this project but organically allow development to happen. Instead of elaborate plans with Disney like fantasies, we should use the building and zoning rules we have to build this addition to Stuart. We have chosen to live here because of the way our city has developed and grown. I propose to continue that development and growth in a way we have already embraced and that has brought us our enviable way of life.

The View From Federal Highway

Posted on by

This weekend I walked from the Roosevelt Bridge to Colorado along Federal Highway. When driving, the trip can take less than 20 seconds if the lights and traffic allow.  But, when you are walking, you have more time to notice your surroundings, and I ended up with a feeling of “emptiness.” As you go south from the bridge, there are a few office buildings interspersed by one story retail spaces, boat yards, car dealers, decaying motels from a bygone era, fast food restaurants, empty lots, downtown Publix center and 2 gas stations. It is neither beautiful nor inspiring.

In the past few years, Stuart has made great strides to develop downtown and Colorado Avenue. We have been woefully negligent of the Federal Highway corridor in our development. We have a charming downtown. Colorado is being reborn. The Sailfish fields are being considered for mixed use with primarily residential development. What about Federal Highway which connects the outside world to Stuart?

Should we continue to have it zoned for these clearly underutilized uses? When these parcels, on such a valuable roadway, are used for a gas station or used car lots, they bring very little in real estate taxes to the city. No matter how much sales tax these businesses generate, Stuart still receives only their proportionate per capita share or roughly 10% of the local county sales tax collected.

We should be looking for the majority of the lots to be a mix of retail and office. There are several such buildings now along that corridor. The empty parcels closest to Palm City Road, which already has residential neighborhoods of one family homes and condos, should be considered for residential development in keeping with the area’s current character. It would be foolish to allow the wrong development to take place because it is expedient so that one or two people can profit at the expense of the entire city.

If we are to grow and prosper, we have to think what is best for all citizens. The economic arguments clearly do not support that the highest and best use for those properties are currently being utilized or imagined. For the City of Stuart to thrive and continue to be a good place to live, our tax base must increase. That is done basically in two ways…more citizens and higher real estate taxes. The way I envision this corridor developing, it will result in both these things occurring. At the same time, it will add almost nothing to the cost of services Stuart provides because they are already in place in this area.

So the questions becomes do we, as citizens, allow this underutilization to continue to our detriment or do we embrace an opportunity to grow in  a responsible manner and at the same time spread the cost of government to more people and entities? I believe the latter. We have chosen to live in a remarkable place. Now we need to think about how we keep it a remarkable place for the next 100 years. The question is not whether we will allow empty parcels to develop (because it is inevitable they will) but how we allow them to develop. The wrong choice by us will have wide repercussions to the amount we pay and the quality of services we receive by the city.

 

GETTING READY

Posted on by

In less than two weeks, I will assume my seat on the Stuart City Commission. On that night, I will vote on the upcoming budget for the next fiscal year. During the last two months as an incoming commissioner, I have studied that budget and have had many questions concerning it. Every staff member that I contacted and spoke with including the City Manager, Budget Director, other Department Heads and individual employees has been gracious with his/her time in answering those questions. I want to thank them for being consummate professionals.

Just because my questions were answered does not mean that I agree with every aspect of the budget.  It should be remembered that during this budget process, I have had no input on any of the line items. I have brought up several of my concerns with the City Manager. I look forward to working with him, staff and my fellow commissioners to address those issues in the upcoming year.  Approving a budget does not mean that changes cannot be made at a later date. From my experience, I know there are ways that the city can improve on the delivery of services to our residents and other stakeholders while remaining within those approved budgetary lines.

Between now and the end of the year, there are other issues and projects that will be coming before the commission that may be considered controversial. With each, I promise that I will weigh the benefits and liabilities to determine whether it is good or bad for the city before casting my vote. I am neither anti- nor pro-development, but I am for smart development. For Stuart to be a viable city and political entity, it needs to have more residents, jobs and businesses. The ultimate responsibility for the city commission is to measure how any one project impacts that goal and the vitality of the entire city.

As I have written and said many times, I want to see Stuart maintain its quality of life and small town Florida ethos. That does not mean we stand still as I believe that change is inevitable, constant, and if carefully planned, beneficial. Without positive change, we become rigid and stale and ultimately wither and fade. When people think of Martin County, they think of Stuart. We need to market and encourage that. As a commissioner, I will seek to balance seemingly competing interests so that the best outcome can be achieved.

The Razzle-Dazzle of All Aboard Florida

Posted on by

How do you sell an old tired product? If you are All Aboard Florida, you take an antiquated and money-losing idea and make it seem fresh and alluring. You tell the public that it will bring jobs and tourists. You will proclaim that the product is needed and that it is a demand waiting to be fulfilled. You commission a few bogus studies and send some campaign contributions to the right people. You obfuscate and mystify facts and truth. Your mantra is that you are privately funded at the same time you go to the government and the taxpayers for the capital to modernize your infrastructure. That is in spite of the fact that your company has $64 billion in capitalization. Chutzpa is my way to describe this type of veracity.

I assume that All Aboard Florida thought they would have some opposition to this plan. They believed they could just steam roll over the locals because of their corporate power and connections. With a little public relations effort, they knew that we on the Treasure Coast would fold with the inevitability of their blitzkrieg. Well, it hasn’t happened that way. A grass roots effort was begun and residents didn’t quite see themselves as being powerless against this corporatist onslaught. Most elected leaders for our area at the federal, state and local levels sided with their constituents instead of that very special interest.

This entire idea of the return of passenger rail is shrouded in nostalgia. For that notion reminds the American people of a time that is generations removed from how we actually live today.  It reminds us of a time before interstates and airplanes. A time when autos did not dominate because they were unreliable and the roads did not allow for fast and speedy travel. In effect, a time that ceased with the end of World War II and modern America. To AAF the future is here in an early 19th century mode of transportation.

AAF wants us to believe that we citizens are standing in the way of progress. That it is we who are nostalgic to keep our way of life in spite of all the good things that the train can bring as it speeds at 70 or 100 or 110 miles an hour through our towns. If that is the way that AAF measures progress, then please let us not be part of their modernity. We are not asking that the Treasure Coast remain frozen in time, for change is inevitable. What we are saying is that we do not want to face the future by subsidizing an un-needed passenger rail service because that mode of transportation has not been profitable in almost a century. The costs in our money and way of life cannot be justified.

 

Growth, Population And Sustainability

Posted on by

Our county and city will be changing. That is a fact. It is not whether changes will occur but how the changes will occur. We can both anticipate and guide the growth or we can allow for unprepared and ill-conceived plans to happen. Some residents will say that growth is unnecessary and if we just say no it won’t transpire, but that is wishful dreaming. That attitude will only lead to things we know we don’t want such as sprawl.

Stuart is, by definition as a city, a place of greater density than other areas of the county. We should encourage development that will increase our population.  Without population increase, the city will not ultimately be sustainable. While business development is important, it brings very little in new taxes directly to city coffers. Few people realize that sales taxes that are collected in the city do not go to Stuart directly but are re-bated by Tallahassee as a percentage of our population. In effect our businesses collect much more in tax than we receive back.

The city’s sustainability is only assured through residential population growth. That is why I believe it is so important to gear our development toward residential use. That may not always be possible, but that should be our goal. While I want to see Stuart maintain its business friendly reputation, I believe that at this stage of our growth we need to aim to increase our population.

Turning toward the county government, I would like to see a continuation of our slow growth policies in the western part of the county. It makes very little sense to encourage sprawl which will only bring increased taxes to pay for services which are outside the Urban Services Boundary. Inside the USB, new residential and commercial development is needed within a sustainable framework. Density should be allowed within the county’s CRA boundaries. Infill development needs to occur to inhibit sprawl outside the USB.

We live in a wonderful place with caring and thoughtful citizens. It is incumbent on all the elected representatives that they make sure that the best interests of the residents are paramount. This will only occur if we plan for the future in a cohesive manner. Nothing happens in a vacuum. One type of project will result in others being developed to compliment and augment what has already happened. Therefore it is important to remember this principle when we approve new projects.

Thinking of Stuart’s Future

Posted on by

As we think about how to re-develop our city for the future, it is important to keep in mind what we want to accomplish. Are we planning for the future using the assumptions of the past? Who will be our residents and what will they expect next year and next decade? Too often, our thoughts are ingrained in that past instead of seeing the needs of our future.

How and where will our residents work and live? A recent survey from the Pew Research Center of the millennial generation (those born in the 1980’s and 1990’s) shows that they want to live in an urban environment. This is an ideal development for cities. But in order to keep and attract that generation to our city, we need to examine what they want that urban environment to encompass.

They are against government intrusion into their lives whether dictating who to marry or how to earn a living. Instead of expecting a “job” by either big government or big business, they are entrepreneurial and expert at selling their own brand. They expect to form loose alliances of associates that come together to complete one task at a time. They don’t want to commute to work or be in an office 9-5.

So as Stuart re-writes the Land Development Regulations or develops Sailfish, we need to take into consideration the residents that will be living in our city. We need to make sure that home occupation is not unduly burdened with antiquated notions concerning parking, for example. During the 19th and 20th centuries, artisans and farmers became office and factory workers travelling to a central destination. It now seems we are returning to an earlier time when there was not a distinct place to live and another to work. The most important thing we can do as a city is not be an impediment to these developments.

We must let the market decide what is needed. Ten years ago, who could have foreseen that millions of people would be able to act as hoteliers by renting out rooms in their homes to strangers through the use of airbnb. It is fruitless to try and stop this and other uses from occurring, and instead we should promulgate sensible and not overbearing rules to encourage the payment of taxes for these new uses.

Cities, such as Stuart, will also need to think about re-purposing their half empty retail centers. It is important that we do not stand in the way of zoning and use changes to allow apartments or offices to be built within the center. We are probably at least 20% overbuilt in the retail category, and because of changing shopping patterns, absorption is not likely.

The best we, as a city, can do is to not get in the way of our own future. That does not mean we allow anyone to do anything. Builders and developers still need regulation. It is up to government to make sure that whatever is built is sustainable so it can contribute to our tax base.  Our height limit does not need to be changed in order to accomplish this. In fact, it would be detrimental to our old Florida “brand.” Stuart needs to cultivate the right mix for today and, more importantly, for tomorrow.