Boca Teeca Leadership: Real vs. Perceived

Q. Who is legally authorized to speak for Boca Teeca residents?

A. Condo & HOA board of directors may speak at public events on behalf of their boards, BUT their comments may not be an accurate reflection of the their residents on a wide range of issues that may be far afield from anything that a condo board may be authorized to act upon. 

Q. Is there a Master Association which governs all Boca Teeca condo & HOA associations?

A. No - each condo & HOA association is completely independent of the other associations

Q. Is there an authorized group of boards that meets and acts on behalf of all the condo associations, also known as the President's Council?

A. No, the group that calls themselves the president's council is an unofficial group of board members that meet once per month to discuss issues that may be beneficial to other condo association leaders, such as the contractors and cost for painting, paving, roofing or other maintenance and basic operational issues.  This group is not incorporated and has no organizational authority to act on behalf of anyone in Boca Teeca, in spite of some perceptions that members or leaders of this group are authoirzed to speak on behalf of Boca Teeca residents.

Q.  How does the perpetuity deed restriction work?
A.  During the previous attempt at development there was an amendment to the deed restriction which requires 75% of unit owners to approve a change of use on the Ocean Breeze golf course, plus the approval of the owner of the golf course.  

Q. What is the Boca Teeca Unit Owner's Association (BTUOA)?

A. The Boca Teeca Unit Owner's Association was a corporation that was established during the development of the Boca Teeca community in order to protect the residents from the over-development of the community and to assure the residents were collectively organized at public meetings to address traffic congestion and other issues.  This organization was inactive for a period after the death of the longtime president of the corporation, Shirley Schnuer, as the successor president was unable or unwilling to continue the operation of the corporation.  Many residents had paid membership dues to this organization through the years in exchange for a telephone directory which funded the corporation, yet the members were not consulted on many public policy issues, nor were all of the members consulting on the dissolution of the corporation.  This corporation has been reactivated with the same president and officer had been listed over the past several years (per www.sinbiz.org).  There appear have been no elections by the "members" for many years, so it is questionable if the current officers are following the corporations bylaws in this respect.

Q. What will happen to the golf course and hotel property once the Wells Fargo bank completes the foreclosure on the property?

A. Wells Fargo bank is now the owner of the property and they are not normally owners of golf courses or hotels.  Wells Fargo bank has the ability to operate or close these businesses AND/OR resell these properties to investors or other business operators that could continue the current businesses.  Or, new owners could seek to change the zoning at city council in order to allow for a more profitable use of the property even though this may not be in their best interest of all the residents of Boca Teeca.  If this occurs, will some residents throw other residents under the bus in order to protect their immediate area, OR will they act in the best interest of ALL their neighbors and work to improve the country club and hotel property for the benefit of the entire community?

Q. What happens if the golf course closes?
A.  City code requires the owner to maintain the property so that it is not a nuisance.  There are specific requirements that must be met by the property owner who will be subject to fines and liens if these requirements are not met.  Adjacent property owners will continue to enjoy views of open green space which is expected to support property values compared to views of roofs from development.

Q. What is the best way for Boca Teeca residents to protect the residential character of our community?

A.  Individuals residents should communicate with city officials and future candidates for public office that are in need of votes from a group of over 2,000 residents that live in the Boca Teeca area.  These communications should be focused on public health and safety, as well as, beautification of our public areas, such as sidewalks and easements.  As an example, it would certainly be an improvement to the community if the single sidewalk on the east side of NW 2nd Ave. was widened to 10-12 feet so that walkers & casual bicyclists can exercise and enjoy our beautiful sunshine. 

Protect Boca Teeca Property Values - Just Say No To Development

Boca Teeca unit owners need to aware of the risk to their property values as a result of cooperating with developers such as Lennar or MCZ Centrum.  Almost 10 years ago the BTUOA convinced condo assoc boards that it was worth amending the deed restriction in exchange for an average of $226/unit paid the the condo association.  The recently activated BTUOA is trying to do the same thing with their recent presentations to condo associations, BUT once again they are failing to recognize the large decline in condo property values that will occur once NW 2nd Ave is widened to 4 lanes and the view if the golf courses will be replaced with rooftops.  It is not worth $226 payable to a condo assoc when the property values will decline by thousands of dollars per unit.

Many residents are very upset about the fact that their condo boards have again been duped by the leader of the BTUOA which is a for profit corporation with only 2 officers over the past several years.  It is doubtful that the BTUOA is even following their own bylaws for holding elections for officers & directors by their members.

A condo President recently announced that courtesy of their board that all residents are now members of the BTUOA - So What!  The members do not have any rights to vote or even get a discount on their next cup of coffee so why has this condo board paid $1/unit for membership to a corporation that provides no benefits?  The condo president was also proud to announce that the board had also paid additional funds into the BTUOA in order to support the corporation's operating and legal fees.  So this condo board has paid approximately $1,000 to a Corp that does not provide any rights to it's contributors.

The president further explained that there were currently no plans provided by the BTUOA or Lennar for development of the golf course but it is expected that their golf course views will be replaced with roof top views .... that are expected to result in the decline in their property vales, as announced by a snowbird owner that had not been aware of the previous expenditure by the board to the BTUOA.  The owner further noted that this negative impact on property values will affect all unit owners whether they have a view of the golf course or not.  Of course the condo president did not have a response to this unit owner - DUH!

The answer for Boca Teeca residents is to simply say no to developers and the BTUOA.  The absolute worse scenario for condo residents is development which will result in the widening of NW 2nd Ave to 4 lanes as this will destroy the residential character of the entire community.  The city has confirmed that the owner of the golf course will be required to maintain the property so that the neighboring residents are not calling the city to complain.  The view of open green space is worth much more to condo property values so just say no to development on ocean breeze and all residents win.

Beach & Park District Looking Into Ocean Breeze Property

District director looks into Boca golf course's future

by Emily Miller and Paul Owers  - Contact Reporters  –  SunSentinel 4/6/2016

Talk surrounding a potential sale of an east Boca Raton golf course for development has at least one official reviewing whether local government should step in before it's too late.

Arthur Koski, executive director of the Greater Boca Raton Beach and Park District, said Wednesday he has reached out to Wells Fargo Bank for any information surrounding the future of the Ocean Breeze Golf & Country Club. He said "it would be useful knowledge" to have.

Considered the largest recreation tract left for purchase in the city, the golf course at 5801 NW Second Ave. is nestled on 280-plus acres in the Boca Teeca subdivision, according to its website. The course has 27 holes.

MCZ/Centrum Florida V Owner LLC bought the site in 2004 for $7.2 million, property records show. After years of pushing the proposal, the developer won city approval in 2007 to build 211 townhomes on 30 acres of the golf course. But Wells Fargo foreclosed on the property before the developer ever put a shovel in the ground, according to news reports.

Mayor Susan Haynie said Wells Fargo is talking to potential developers, but nothing has been submitted to the city. A new developer would need to get a new approval, says Boca’s mayor.

Despite a buzz of a potential buy, neither Haynie nor Koski had heard anything definite about whether a sale is in the works. Representatives of the Ocean Breeze Golf & Country Club and Wells Fargo Bank couldn't be reached for comment despite phone calls.

Golf is declining in popularity, and as a result, development of courses has become more common.  Whether the district would indeed purchase the land "would depend upon the immediate availability of revenue and resources," Koski said.

A 28-year resident of Boca Teeca appealed to district on Monday.  "It would appear to be very feasible for the beach & park district to purchase this land and preserve the only public championship-level golf course in a city that is known for their many golf courses," said Robert DuKate, who in the past led a group of Boca Teeca homeowners who opposed development of the course.

Years ago, another community had unsuccessfully tried to convince the district to buy its course, Koski said. The property in the Boca Del Mar community did not fit the district's interests because it would have been difficult to provide public access.

Like the Boca Del Mar property, the golf course in Boca Teeca is designed primarily for use by its residents and parking for the public would be a concern, Koski said. "Those issues would have to be considered, too," he said.  Historically, the district has indicated that it does not want to be in the golf-course business. However, commissioners may consider such a venture if it were done in partnership with the city, though no discussions have been had regarding the Ocean Breeze course, Koski said.

The previous developer had the zoning changed to accommodate homes, but that zoning approval has since expired, Haynie said. A new developer would need to get a new approval.

And if a developer did step forward, Haynie said, the city would need to address the traffic issues on Northwest Second Avenue before a plan for the golf course could be approved.

Foreclosure Receiver in Control--for now

Rumors have been rampant over the past few weeks about what will happen to the Ocean Breeze property since the 2007 city approvals for development have expired.  Since there are no requirements for the property to continue to be operated as a golf course and hotel, what will happen to this property?

The foreclosure court case brought by Wells Fargo bank has resulted in a receiver being appointed in order to preserve the property value to the bank since this is their collateral on their loan.  The receiver is a company that appeared to be affiliated with the Arnold Palmer golf course mgmt co. in the past and the receiver company is run by Jon Whittemore from the Dallas, TX area.  Mr. Whittemore's bio indicates a long list of managing troubled golf courses, including PGA National,  Weston Hills CC & TPC Eagle Trace in the south Florida area.

So, if you need to know the short term operating plans for the property,  then residents could contact Mr. Whittemore at Advance Golf.  It should be noted that Advance golf lists several properties and their business model indicates they are here to help golf course owners transition their properties from being a burden into an advantageous asset.  Their business claims to pay the golf course owner for the operation of the business.

This sounds very positive but ultimately the foreclosure will be completed and Wells Fargo bank will sell the property,  so the long term outlook is very uncertain at this time.

Development Approvals Finally Expired!

City officials  have confirmed  that the 12/11/07 rezoning  & development  approvals on a portion of the boca teeca/Ocean Breeze golf course will expire as of today.  This brings go to a close  the approximate  10 year ordeal that was created by a now defunct developer that attempted to build over 200 townhouses on the golf course with the assistance of a now deceased condo leader. Did the developer take advantage of the senior citizens?

Boca Teeca does not have a master association  so it will be dependent upon residents to voice their support for maintaining the integral golf course & hotel which supports the overall community.  Wells Fargo Bank is responsible for the future of the property as they continue their 5+ year foreclosure process on the golf course and hotel.

Future of Boca Teeca

The future of the Boca Teeca community is currently in the hands of Wells Fargo bank as they continue the foreclosure on the over 200 acres that surround the community.  Many of the high rise condos were built without even a single room for their 200+ unit owners to gather for business or social functions since the intent was for the country club to be the focus of the condo residents. 

This illustrates the importance of finding a resolution to the ownership and operation of the country club property, so what do residents want to see happen to the hotel and country club properties?

Cancelled/Ocean Breeze on 4/9 P&Z agenda

The P&Z meeting on 4/9 has been cancelled but it has not been determined if the city  will continue with their loophole position on the expiration date of 4/12/15.  While the public comments  have focused on the county traffic dept. approving an  extension to only 12/31/15 the city traffic engineers have issued a scathing report with 8 significant concerns, including the requirement for a double left turn lane on NW 2nd Ave. for westbound traffic on Jeffrey St./Clint Moore Rd.   Is this a precursor to a 4-lane widening of NW 2nd Ave. through the boca teeca community?