Category Archives: Sustainable Growth

Sensible City Growth

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Stuart is now entering a growth phase which will accelerate with the improving economy. The task of the City Commission will be to guide that change so that it will be positive for the entire city. Benjamin Disraeli, the 19th century British Prime Minister and author, wrote that “Change is inevitable. Change is constant.” No truer words were spoken.

I am running for City Commission to help maintain Stuart’s “old Florida charm and life style.”  At the same, time I realize that we must attract new residents, new jobs and new businesses to maintain and expand our tax base. These two points are not inconsistent.  However, we cannot allow any single project to misdirect that vision.

Sometimes we may lose sight of the ultimate goal. We may see any individual project as the end rather than only one means to the final achievement. That is why our city government must examine each development project not in a vacuum but rather how our future will be enhanced by any single project. It is not enough that a project is viable.  It must contribute to our ultimate goal.

There are some in and out of government who want to take Stuart and make it Naples or Delray or City Place. The majority of our citizens have spoken loudly and often that we do not want to be those places. So, instead of trying to be we should look to what we can be.

That does not mean that downtown remain frozen as is because Disraeli’s maxim is correct.   We can have a vibrant restaurant, entertainment and arts scene while remaining true to our values. We can have new residential and retail opportunity throughout our city without disrupting our way of life.  We need to have a City Commission that will make sure that our government adheres to our wishes.

Planning for the Future

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The Stuart Centennial celebration is upon us. As the Centennial Chair, I am proud of the job that the city staff has done to make next week possible. Planning for this began several years ago under a different commission and city manager. Planning for the future is something that we need to do — not just for something like the centennial — but also for the future of our city.

I am a firm believer in the free market. But the market can only function if government provides the tools needed for its success. Government officials or bureaucrats cannot know whether a hair salon or clothes store should be in a particular location. What government can provide are clear rules and helpful employees to enable the business owner navigate the bureaucracy.

When a person wanting to open a new business seeks the proper licenses and permits, there should be one person he or she can turn to in the bureaucracy to assist in contacting the right departments. In fact, it would be my hope (in most instances) that the city’s economic development director could assemble the different departments needed at one time. This would streamline the process for the business owner tremendously.

It is the government’s responsibility to make sure the water is working, police are patrolling and the roads are taken care of. It is the government’s responsibility through zoning and codes to make sure that our residential neighborhoods are protected. Our citizens have spoken out for a certain quality of life. It is not the bureaucrat’s job to circumvent that by allowing outdoor rooftop bars and music venues, for instance, contravening the residents’ wishes.

We must plan if we want to continue to enjoy living in our city. That doesn’t mean we stop progress and change. We can have both and continue to maintain the good things about living here. I believe in the free market deciding what businesses should be opened. And, it surely does not mean that we have to allow everything a business owner wishes to the detriment of the community as a whole.

The Key to Economic Development

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How can government help economic development in the private sector? Is it by planning which type of businesses should be encouraged? Should subsidies be given to attract a developer or business owner to enter our community? These are questions that need to be discussed by governments and citizens.

I do believe there are some things that government does well. One of the things it can do is encourage a vision. Not a vision that picks which business goes where, but rather a vision for the type of community in which the residents want to live. The worst possible thing that government can do is to think that it can pick losers and winners when it comes to which businesses and buildings should be opened or built.  Some officials in Stuart continue to tout the idea of a hotel locating in downtown. They think that all they need do is provide the right incentive and some developer will build and successfully operate a hotel. I have one simple question.  If that is the case, why hasn’t a hotel been built?

Some will argue it’s because they would need to take the City Hall-Spoto site to do so. While another excuse is that our four story height limit discourages that development. Perhaps a developer-operator could be found if we allowed a taller building on the city hall site with its picturesque view. However, the real problem with that is Stuart would sell its soul and economic future to enable one developer possible success.

If Stuart is to thrive into the future, its government cannot think that one project of dubious worth that requires us to give up more of our waterfront and our specialness is the key. This would be our Digital Domain, and it is exactly the wrong way to encourage economic development.

Most people who decide to live here do so after being seduced by our life style as a result of spending time here as tourists. The very thing that brings them here is what some want to destroy in the name of economic progress. The only sustainable development is that which is organic in nature. Bureaucrats are not equipped to know what business should be encouraged.

What a government can do is have fast tracking of projects. There should be individuals in government dedicated to shepherding projects through the different departments to get them approved, built and opened. The only time government should stand in the way of a project is when it is clearly not in the city’s interest. The government places parameters such as the height limit or zoning which is how we maintain our quality of life. The marketplace will ultimately dictate what will succeed and what will not.

THOUGHTS ON COLORADO, DEVELOPMENT AND THE SALES TAX

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I was reading my earlier posts, and there is one instance where I really was wrong, and that was the Colorado Avenue upgrade. While I am still not a fan of traffic circles, I think that the narrowing to two lanes, pedestrian crossings and center median have contributed much to the revitalization of the entire street from Federal Highway to Confusion Corner. Now, with the planned addition of public art to the avenue, this will really be a great introduction to downtown.

When the current sales tax initiative was first brought up, I supported a more limited ½ cent for a three- to five-year duration.  I now believe it should be a full cent for ten years. The county and city infrastructure is crumbling before our eyes. Without a prolonged and targetted income stream to address these problems, planning and implementation will not happen. Because of the uncertainty of future funds, only projects for the favored few will be done instead of projects for all of our benefit.  With the right language in the statute, we can make sure that the proceeds won’t be used for another Splash Park.

Here are a few things I did get right. The idea of a Customs and Immigration facility at the “county” airport should be, once and for all time, scrapped. The same oligarchy that is always crying against expansive and expensive government wants to have the tax payers pick up the bill for their convenience. Besides the separation of powers in our constitution which clearly leaves this function to the federal government, we do not need to vote ourselves one more unfunded mandate to pay.

The BDB still needs to be weaned from the taxpayer’s treasury. There is no earthly reason to continue to support an organization that business people themselves won’t support with their own funds. Business will organically develop when they believe that Martin County and its cities have expedited permitting processes, good schools and is a great place to live. The worst thing we can do is subsidize any business entity with the promise of jobs or tax revenue at some future date. It is the same crony capitalism that we deplore in Putin’s Russia.

I will continue to speak out and fight for the maintaining of our county’s Comp Plan. Sprawl happens when we allow the supposed benefit of building for building sake and the “they will come” mentality to overlook sound economic judgment. Within the Urban Service District, Stuart and the other municipalities are where new and repurposed development should be encouraged. At the same time, Martin County and Stuart need to come together in common cause. Stuart is not a step-child that needs the county’s permission to perform as a government. The commissions and their staffs, especially on the county side, need to operate for the good of all residents.

Now that development is heating up, we will once again face challenges to maintain the Martin County way of life and the “Old Florida” ambiance of Stuart. Developers will try to breach the four story height limit through seemingly innocuous means such as roof top entertainment. We need to toughen not only the granting of Special Permits but how often and how many can be given in any one year. Legitimate restaurants and other establishments that operate within the parameters and the spirit of the law should be encouraged. At the same time those that use a mechanism meant to foster one-time events (such as block parties) as their business model should be stopped from ruining an entire neighborhood’s tranquility.

Outdoor music venues need to erect soundproofing barriers around their areas and position their speakers differently to minimize sound being carried beyond the venue’s boundaries. There is no constitutional right to have music blaring to the detriment of others who live nearby. I want to encourage people coming Stuart to enjoy themselves, but there are responsibilities that businesses have to the community as a whole.

I also would like to see in Stuart a mandatory meeting by the Development Office between developer and the neighbors when any new projects come before the city. There are instances where the plan being presented is more advantageous in terms of density, parking and setbacks for the neighborhood than what the developer has “as right” to build.  If both sides are talking to each other there would be less chance that a good plan is misunderstood. A little advanced planning could go a long way to solving problems before the politics take over.

 

 

LETTER TO COUNTY COMMISSIONERS

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I believe that the following e-mail sent to the county commissioners expresses my opinions on the sales tax, new passenger trains and proposed customs house:

Dear Commissioner:

There are three issues I would like to address with you.

The first is “All Aboard Florida” owned by FECI a company of the Fortress Group which has real estate worth $62 billion under management presently. In 2002 the group had $2 billion. Obviously, there is much more to their operation than a railroad. FECI’s, Flagler Company describes itself on its web site this way:  Flagler is one of Florida’s oldest and largest full-service commercial real estate companies. The company owns, manages, leases, or has under development more than 7 million square feet of Class-A office and industrial space located in strategic markets throughout the state. Flagler also owns 2,500 acres of Florida land with entitlements in place for in excess of 14 million square feet of development. Additionally, Flagler provides world-class, third-party real estate services including brokerage, property management and asset management to a prestigious roster of corporate, private and institutional clients.With more than a century of experience specifically in Florida, a business model built on the concept of stability and innovation, and an integrated service line, Flagler is the strongest choice for any organization seeking a Florida partner in commercial real estate.

“All Aboard Florida” can be a loss leader for their parent for years in order to further and accomplish what I believe their real goal… real estate development. As Commissioner Scott stated yesterday at a Martin County Chamber event, railroads in this country are almost sovereign. A full scale battle against this behemoth is not winnable in my opinion. It may be much more to our advantage to work with the Coast Guard and our legislative delegates to minimize the impact of the trains and to continue to lobby for a stop in Stuart which is the most logical place on the Treasure Coast.

My second issue is the sales tax. As I stated at Tuesday’s commission meeting, I would like to see a 10-year one cent proposal. It needs to be tightly written so as to make sure that the proceeds are used for the intended uses only. You are right that past commissions used the money for favored projects such as building the outrageous water park.  At first, I supported a three-year limitation but upon further thought, it seems that will not allow enough time or resources to really make a difference to the infrastructure deficit. A shorter span may result in just “favored projects” being planned and completed which will leave most of the public seeing little benefit in voting once again to extend the tax three or five years hence.

Lastly I want to address the Customs facility. I object to us as a county having anything to do with this for multiple reasons. First, no matter how a deal is structured (either with private entities or by using the airport fund), any shortfall for any reason will need to be made up by the county. It is ultimately the responsible party in this instance. Secondly, we have seen time and time again that no matter what assurances we receive from Washington as to how the facility is to be operated and that any local obligations will remain consistent, we all know that the federal government can rewrite the deal obligating us to spend funds for things never contemplated at any time. We may not even be able to close the facility at our discretion.

I don’t believe that we, as a county, should be maintaining and paying for a facility that clearly falls under federal authority. There is no ambiguity as to who will be in charge of enacting and enforcing regulations and laws pertaining to trade and immigration. It is a federal responsibility. For argument sake, even if we agree that it may be beneficial to a few of the county’s residents and businesses, it does not mean that it should be done. It has always amazed me that the biggest proponents for governmental subsidies, quotas and tax breaks are supposed conservative, free-market-oriented wealthy individuals and businesses. The free market is great unless they must operate within its parameters. This is one such instance where we should not allow the favored minority to trump the interest of the majority. 

Our City Hall and it’s future.

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This was sent to my fellow committee members regarding City Hall after our last meeting on Feb 14, 2014:.

 

What this committee has been tasked with accomplishing is more than the fate of City Hall. It is actually to define the future of downtown and the essence of Stuart. Everyone from my fellow committee members to city staff, our elected commission and the general public sincerely want what is best for our home. It will not be our motivations that may make our individual conclusions differ. We are celebrating our 100th anniversary as a city. While the past is ever present, we must concern ourselves with our future direction.

Here is what we can all agree upon. First that access to the water and the keeping and enhancing of the park behind our current site for all our citizens is essential. Second, we want to maintain the architectural character and feel of our downtown area. This would limit the size and height of any new or remodeled structures for this site. The “Old Florida” small town charm is a nonnegotiable trait that should not be lost.

Since our last meeting, I have spoken with Jacque Lewis of the Martin County Hotel Association, Mike Braid, and Steve Vitalli . I have also spoken with a couple of other hotel people that I know as well as my own experience with the industry. If we keep in mind my above statement regarding our agreed upon traits, then I received the same answer from all, that a hotel is neither economically or physically possible on the city hall site. Perhaps there is someone who would want to do the project but it would be irresponsible to make such a recommendation without a bona-fide and thoroughly vetted developer-operator.

It is my belief that we are lacking several critical components in making a determination of this magnitude today. First we still do not know what FECI intends to do with the parking along their right away. Without a long term parking commitment (at an affordable price) anything decided would probably be sent back to the drawing boards. If we believe that we don’t have enough parking now and are looking to build a parking garage, how many more spaces would we need and where should we locate those spaces?

There is also a question as to whether we will eventually have an “All Aboard Florida” train station or stop. Does the parent company, which is essentially in the hospitality, residential and office development business, want to invest here. If so, can a mutually acceptable project for both them and a vast majority of Stuart residents be achievable. We also need to consider the best path of solidifying the great strides we have made in our core downtown while continuing the synergy between the core and Ocean, East Ocean, Colorado and East Stuart.

The other missing element in this exercise is how do we, as a community, fund moving city hall or even keeping it and doing any sort of rehabilitation. While it is nice for us to dream and pontificate about a future direction, it would  be totally irresponsible of us to recommend a “shiny new city hall by the Saint Lucie” without taking into account the actuality of paying for that vision.

Our gem, which is the city, is too precious to allow development of each parcel in isolation. We should ask the Planning and Development Department to be allowed to do what their name implies. We should not be asking for one more consultant’s report or one more un-vetted pipe dream such as “Salt Life”.

The time needed is more than a few hours over two days to make this recommendation. All components of downtown development must be looked at in totality so that an organic future can be imagined, embraced, encouraged and realized by the people of our city. For the past thirty years, we have had exercise upon exercise regarding this. It is now time for us to allow a more “nuts and bolts” approach to how we achieve these goals.

This committee should continue this discussion gathering more facts and information. There should be ongoing workshops with the various city departments but especially Planning and Development, the City Manager and Budget Director to formulate our next steps. As a Sunshine Committee, all our meetings are open to the public and public comment should be encouraged. This should be looked at as a beginning and not an ending.

One of Shakespeare’s most fascinating works is the “The Tempest”. In it, he explores the concepts of illusion and reality. What “is” and “is not”. Prospero, one of the characters, metaphorically tries to explain that what a couple has just witnessed is not reality. The buildings and palaces and city are not real but merely the product of a well-staged entertainment — that of life itself.

“Yea, all which it inherit, shall dissolve,
And, like this insubstantial pageant faded,

Leave not a rack behind.

We are such stuff, As dreams are made on;”

Stuart Main Street has been given and accepted a task. I believe we should continue the work.
 

 

LETTER TO SENATOR NEGRON ON THE PATRONIS BILL

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Dear Senator Negron:

As a constituent of yours, a Republican, resident of Martin County and the City of Stuart; I urge you to vote no on the Patronis bill. This is patently a way to wrestle local control and place it in the hands of those who would just as soon see our state turned into one big subdivision or sugar plantation.

No one who calls themselves a Republican or believes in limited government could support this bill with a clean conscience. The best government is one that is closest to the people. Nothing can be closer to us than our local governmental entities. This will have a huge impact on not only our quality of life but also that of our children. It is imperative that you stand with the majority of your constituents and vote no.

Florida state government is at a cross roads. Does it continue to suborn the wishes and rights of everyday citizens in order to satisfy the special interests or do our elected officials stand with us. I believe the status quo can no longer be accepted. The people will demand that those asking for our vote at the very least side with us on such vital questions as local control and the quality of our waters. Those of the elected class that mouth the right words but vote against our interest will pay dearly at the ballot box.

 

Thank you.

WHAT HAPPENS WHEN WE LEAVE OUR GUARD DOWN….

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Donna Melzer who serves as the voice of good government in Martin County e-mailed the following to many of us. This is an example of what can happen when we let our guard down for just an instant. I have written my legislators, please do the same:

“A Bill was filed in Tallahassee this week described as “bill to kill local planning and environmental protection.”  

Without our Comp Plan protections, what happens to our  Martin County Difference?
Tallahassee going to trump Home Rule – our river protections?
Just one line proposes to prohibit Comp Plan Amendments that Martin County residents overwhelming supported.
The Bill proposes to STOP Our Requiring 4 votes for critical changes,
—  making it easier to weaken our river protections,

    —  making it easier to end our four (4) story building height,

—  making it easier to gut our urban boundary – cost us our conservative fiscal planning…

 

Developers Hobe Grove, Lake Point and King Ranch are challenging the stronger protections.  These Developers likely support this Tallahassee proposal.  Developers want to stop the super-majority requirement — would not allow the strong protections of our “quality of life,” of our rivers.

 

Fla. Rep. Patronis’ Bill is Attached.  An EXAMPLE of the problems:  

 

Line 78 – this is a blatant attempt to revoke the authority some local governments have used to require “super majority” votes on certain issues, including land use/comp planning;  whatever else this is, it is an intrusion into local home rule authority – I am aware of only 3 local governments that have adopted a super majority vote.

 

Lines 90-92 – this is a flagrant effort to also limit home rule authority by saying that if a comp plan amendment is adopted on Ag lands where other uses are allowed, then that amendment cannot be rescinded if the site continues “primarily” for bona fide ag purposes.   Under chapter 193.461, F.S. – any comp plan or comp plan amendment can be rescinded, revised, repealed, etc. under current law.  This would carve out a protected class status for certain Ag and allow violation of spraw.    Is this about King Ranch project in Martin County? 

    King Ranch’s AgTEC Industrial Park project west of Palm City in Agricultural areas.  Urban sprawl violations were “fixed” by a requirement to get utilities from Port St. Lucie within 5 years. The project was described as  a “peninsula of Port St. Lucie urban into Martin County.”  

Port St. Lucie has been saying No Utilities available — and King Ranch’s 5 year time is running out of – as they agreed – land use reverts to ag.     

 

Lines 172-178 – Okays 50 year permits and 30 year permits involving our water supply.  

Reminds you of Big Sugar 30-year leases Tallahassee approved last year?

 

Spread the word.  Contact any and all Florida Legislators. 

      Tell them Please VOTE NO!  NO!  to the Patronis Bill:

 

        Treasure Coast delegation:

Senator Joe Negron:  NEGRON.JOE.WEB@flsenate.gov

   Rep Gayle Harrell:      GHarrell@gayleharrell.com

Rep. Larry Lee:            Larry.Lee@myfloridahouse.gov“

 

 

 

THE FUTURE OF STUART ON OUR 100TH BIRTDAY

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The City of Stuart is approaching its hundredth birthday on May 7th. When measured against the world’s oldest cities such as Damascus, Syria or Jericho on the West Bank of the Jordan, Stuart is still in its infancy.  Even within our own state, Stuart is 349 years younger than St. Augustine.  But one thing all cities have in common, regardless of age, is that they are living organisms. Not for a moment can they rest on the past or in the present. They have no choice but to embrace the future. Cities must do so not with trepidation or fear but with dynamism that comes from a confidence of purpose.

Embracing the future does not mean neglecting our past. We are a place born of the water. It is vital for us to make sure that the Saint Lucie and Indian Rivers not only survive but are pristine and that they are returned to the state they were in when Stuart was first settled. The “Sailfish Capital of the World” can be known for nothing less.

Our historic downtown was close to extinction.  Stuart could have been consigned, as many other places were, to continued blight. Joan Jefferson and the work of many others have restored our downtown to a vibrant place of retail stores, restaurants, offices and homes. Their future is our present. Our future should be a time when we expand that vibrancy to other parts of the city such as East Stuart. It should be a time when we capitalize on our livability because of our restaurants, theaters, stores, and medical facilities.

Going forward, the needs of Stuart’s citizens will change.  As a society, we will be less car centric. Reliable and affordable mass transit will be needed and should be encouraged. The CRA should have greater but smarter density criteria. The building of smaller apartments should be encouraged so that young couples starting out in life and older ones looking to downsize have options. There will be more people working from home. We will need to have more reliable, faster and less expensive internet including universal WiFi.  We should look at connectivity as a utility the same as we do our water and sewer.

Stuart has a natural advantage when it comes to attracting both the marine and aviation industries. These businesses have good paying jobs for an educated workforce.  With modern production design and manufacturing, such as 3D printers, they are relatively clean as compared to other industries. However, all environmentally friendly businesses should be encouraged.

Stuart and Martin County cannot build a future on real estate development and construction. It is not only bad for the environment but unsustainable. That does not mean we do not develop and grow to accommodate our needs.  But, we shouldn’t though build just to build so that a few may become richer but the county and city as a whole becomes poorer. Our future is more reliant on a pristine waterway than on a paved-over savannah.

Stuart is a city that should encourage change and innovation in keeping with our past and present. We need to look to our past for guidance but not be blind to the world of the future. We must direct and shape our city plan toward the world that will be. This will no doubt require much discussion and deliberation among all our citizens. This future will, in no way, be as hard for us as Stuart’s founders had when they established this city on the Saint Lucie a century ago.

 

 

 

 

IS THE TREASURE COAST ALL ABOARD FLORIDA?

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There is passenger train service coming to the Treasure Coast which will be called “All Aboard Florida”. Unfortunately, you won’t be able to come aboard anywhere on the Treasure Coast since we are being bypassed. It will run nonstop from Orlando to West Palm Beach and then on to Fort Lauderdale and Miami. That doesn’t mean Martin and Stuart won’t have the train, it will just be the one rushing through 32 times a day once everything gets up and running.

The price of a one way ticket will be about $100 and take 3 hours’ time from Miami to Orlando. Florida East Coast Industries, the route’s owner, expect tourists and business people to make up the bulk of the ridership. Currently FECI not only owns the right of way but also is one of the largest real estate companies in Florida. According to their website, they currently have over 7 million square feet of commercial space. The company is a direct successor to Flagler’s railroad empire and is currently controlled by a Wall Street firm, The Fortress Investment Group.

So why is this important to the residents of Stuart and Martin County? There will be an impact to our roads and boating. With 32 added trains, although each much smaller than the current freight trains, travelling at speeds up to 100 miles per hour, those roadway gates and rail bridges will be down more than currently. Also, how about the added noise along the right of way not to mention the expense of maintaining the road crossings with the higher use?

Will the trains provide any benefit to us?  If there is no stop in Stuart, I can’t see any. A few officials and the rail road executives have said that people on the train will see the beauty of Stuart and will want to come back for a visit. That may hold true for a few of the Floridians who catch a glimpse as the train speeds by, but tourists who elected to bypass the area are not likely now to rent cars and return. All in all, the train will cost us dollars and not bring any to us in return.

What is the probability of the long term success of “All Aboard Florida”? FECI is touting the train as not receiving any public tax dollars. There is not one current passenger system in the country that is not government subsidized. So the likelihood of this venture succeeding is slim.  So why would a savvy Wall Street hedge fund attempt to do this? The same reason Flagler did over a century ago…to develop the real estate and bring tourists to his hotels.

If you look at the plans in Miami, Fort Lauderdale, West Palm Beach and Orlando, these cities will not only have stations but also be development hubs for office buildings, hotels and apartments. The trains will act as a loss leader to the company. FECI will not be receiving subsidies for train travel but will have tax and development incentives for the new properties being built. Once the development is in place, if the trains then prove to be too unprofitable and government refuses to subsidize the travel, another experiment in private mass transport will end.

Currently there is no benefit to Stuart or Martin County in this passenger train plan. The likelihood that either Fort Pierce or Stuart will have even one train a day stop is not great. I’ve heard that tri-rail could be extended or Amtrak, but I wouldn’t hold my breath given the dearth of public financing. While there is nothing wrong in lobbying FECI for a rail stop in Stuart, I wouldn’t spend any tax payer dollars to move that forward at present.

Until we, as a nation, decide to subsidize mass transit including inter-city rail travel, then ventures like “All Aboard Florida” will probably not succeed as a transportation alternative. It would be a great benefit to many of our citizens to have an affordable option such as this but, as a county and a city, we should not count on it happening. What we really need to do is to expand our own mass transit system with more reliable and frequent busses and trams. If Stuart wants to have a more livable downtown, this is something that we need to explore.