Happy Holidays to All Supporters of Public Golf in Boca Raton!
Saturday, December 24, 2016
Happy Holidays to Our Golf Supporters
Happy Holidays to All Supporters of Public Golf in Boca Raton!
Tuesday, December 20, 2016
BTUO-Who?
Today there was a meeting of the previously defunct BTUOA organization which had about 10 supporters in attendance. Were the 3 leaders of this private organization embarrassed when councilman Scott Singer asked where everyone was that the BTUOA claims to represent?
In spite of this anemic turnout of Boca Teeca residents, the leaders of this organization discussed how they can hire an attorney to negotiate with the city on what they want from the city as it relates to the Ocean Breeze golf course. Are they serious? Ten people have NO political clout in an issue that involves over $70 million dollars and certainly have no ability to make demands of the city.
Unfortunately, this nonsensical organization may have done more damage to the Boca Teeca community's effort to get the city to acquire the closed golf course since they were clearly dysfunctional in their representation and had no idea what they were doing.
In spite of this anemic turnout of Boca Teeca residents, the leaders of this organization discussed how they can hire an attorney to negotiate with the city on what they want from the city as it relates to the Ocean Breeze golf course. Are they serious? Ten people have NO political clout in an issue that involves over $70 million dollars and certainly have no ability to make demands of the city.
Unfortunately, this nonsensical organization may have done more damage to the Boca Teeca community's effort to get the city to acquire the closed golf course since they were clearly dysfunctional in their representation and had no idea what they were doing.
Saturday, December 17, 2016
Eminent Domain Does Not Work
During the November 21st city council workshop meeting the city narrowed the offers for the sell of the current municipal golf course and delayed making a decision until January 2017 in order to investigate whether an eminent domain taking of the Ocean Breeze property would by legally and fiscally feasible. The remaining offers under consideration are from GL Homes, Compson Development and Lennar. Only the Lennar offer includes the city's acquisition of the Ocean Breeze golf course property which Lennar values at $10 million.
At last Tuesday's city council meeting GL Homes had their eminent domain attorney provide a presentation and a written legal opinion which concluded that the city could use eminent domain for acquiring the ocean breeze golf course property. But, the legal opinion failed to include the relevant details of the current Boca Raton issues, that is, there is no mention of the possible costs to the city and it did not mention the city is selling a similar golf course for over $73 million. Yes, the city could use eminent domain to acquire the closed ocean breeze golf course property is all this legal opinion concluded.
Now for the analysis on how eminent domain would work in this situation. First, the city could use the "quick-take" provisions of this law in which the city would take control of the property and commit to a legal determination by a jury concerning the price the city would pay to Lennar/Wells Fargo. While the city would hope for a price lower than the $10 million offered by Lennar in their offer to buy the current municipal golf course, it would be petted that Lennar would counter with a $70 million plus valuation based upon the selling price for the city's own golf course.
The city could counter that the ocean breeze property is subject to a deed restriction which prevents development so it should be valued as not developable land with minimal value. Lennar could counter that the previous developer, MCZ Centrum, was able to amend the deed restriction for allowing over 200 homes in exchange for under $400,000 to adjacent condo associations. So Lennar could possibly offer $2-$4 million to the adjacent condo leaders and they could potentially amend the entire deed restriction for building 600+ homes on the property. Accordingly, the legal determination for the value of the property would present a huge liability for the city which would not be recommended by the city manager who is responsible for the city budget.
As indicated by GL Homes attorney, the city could go through a basic eminent domain process without taking control of the property until after the process is completed (which could take years). After this process is completed, if the city did not want to pay the value established by the legal process, then the city could exit this process with their only costs being the legal fees of BOTH sides of the case. This could be millions of dollars wasted and years of delay with no acquisition of the property by the city. Again, this is a significant risk to the city budget and the lengthy delays in this process would not be politically popular with thousands of Boca Raton voters.
The bottom line is that $10 million is a specific valuation that the city would be reimbursed this amount by the Greater Boca Raton Beach & Parks District under their detailed letter to the city indicating how they would like to participate in the acquisition of the Ocean Breeze property in this process. In conclusion, the eminent domain process would be a very risky proposition and NOT in the best interest of the city.
At last Tuesday's city council meeting GL Homes had their eminent domain attorney provide a presentation and a written legal opinion which concluded that the city could use eminent domain for acquiring the ocean breeze golf course property. But, the legal opinion failed to include the relevant details of the current Boca Raton issues, that is, there is no mention of the possible costs to the city and it did not mention the city is selling a similar golf course for over $73 million. Yes, the city could use eminent domain to acquire the closed ocean breeze golf course property is all this legal opinion concluded.
Now for the analysis on how eminent domain would work in this situation. First, the city could use the "quick-take" provisions of this law in which the city would take control of the property and commit to a legal determination by a jury concerning the price the city would pay to Lennar/Wells Fargo. While the city would hope for a price lower than the $10 million offered by Lennar in their offer to buy the current municipal golf course, it would be petted that Lennar would counter with a $70 million plus valuation based upon the selling price for the city's own golf course.
The city could counter that the ocean breeze property is subject to a deed restriction which prevents development so it should be valued as not developable land with minimal value. Lennar could counter that the previous developer, MCZ Centrum, was able to amend the deed restriction for allowing over 200 homes in exchange for under $400,000 to adjacent condo associations. So Lennar could possibly offer $2-$4 million to the adjacent condo leaders and they could potentially amend the entire deed restriction for building 600+ homes on the property. Accordingly, the legal determination for the value of the property would present a huge liability for the city which would not be recommended by the city manager who is responsible for the city budget.
As indicated by GL Homes attorney, the city could go through a basic eminent domain process without taking control of the property until after the process is completed (which could take years). After this process is completed, if the city did not want to pay the value established by the legal process, then the city could exit this process with their only costs being the legal fees of BOTH sides of the case. This could be millions of dollars wasted and years of delay with no acquisition of the property by the city. Again, this is a significant risk to the city budget and the lengthy delays in this process would not be politically popular with thousands of Boca Raton voters.
The bottom line is that $10 million is a specific valuation that the city would be reimbursed this amount by the Greater Boca Raton Beach & Parks District under their detailed letter to the city indicating how they would like to participate in the acquisition of the Ocean Breeze property in this process. In conclusion, the eminent domain process would be a very risky proposition and NOT in the best interest of the city.
Tuesday, November 29, 2016
Beach & Park District Unhappy with City
Has the city reneged on an agreement with the Beach & Park District? According to the comments by the District commissioners this week, the city has not cooperated with the District based upon an agreement 2 years ago regarding allowing the District to expand the De Hornle park with 4 additional soccer fields. The city has provided a plan for this land adjacent to the southeast section of the park which indicates a police gun range and "skid track" instead of the 4 soccer fields. These plans illustrated 2 smaller fields adjacent to the park, but not as big as the soccer fields expected in the agreement. Who in the city had the horrible idea of placing a gun range next to a city park?
In exchange for the expansion of the De Hornle park land, the District promised to build artificial turf fields at patch reef park (or other city parks). The District has funds budgeted for the expansion of the De Hornle park (across from the library on Spanish River Blvd.) and the upgrading of 3 soccer fields, but based upon comments at Monday's District meeting there are probably not a majority of commissioners who support spending $3 million for artificial turf since the city has not lived up to their part of the agreement.
There was also discussion about placing the artificial turf on another field, Lake Wyman park, which does not have good drainage and would naturally make more sense since this would increase the usefulness of this field. But, since the city owns this park the District would need the cooperation of the city via another inter-local agreement. Considering the lack of cooperation between the District and the city it is doubtful that they will cooperate on the Ocean Breeze property unless something significant changes / will the two city-backed(?) new commissioners to the District help with the relationship after their installation in January?
In exchange for the expansion of the De Hornle park land, the District promised to build artificial turf fields at patch reef park (or other city parks). The District has funds budgeted for the expansion of the De Hornle park (across from the library on Spanish River Blvd.) and the upgrading of 3 soccer fields, but based upon comments at Monday's District meeting there are probably not a majority of commissioners who support spending $3 million for artificial turf since the city has not lived up to their part of the agreement.
There was also discussion about placing the artificial turf on another field, Lake Wyman park, which does not have good drainage and would naturally make more sense since this would increase the usefulness of this field. But, since the city owns this park the District would need the cooperation of the city via another inter-local agreement. Considering the lack of cooperation between the District and the city it is doubtful that they will cooperate on the Ocean Breeze property unless something significant changes / will the two city-backed(?) new commissioners to the District help with the relationship after their installation in January?
Sunday, November 27, 2016
Economic Impact of Public Golf in Boca Raton
A public golf course in Boca Raton can easily be illustrated by the popular credit card commercial:
1) $300 / Plane trip to Palm Beach Florida in the Winter
2) $200 / night for a hotel in Boca Raton (Marriott, Embassy Suites or other hotels)
3) $50 / dinner in Mizner Park with outside seating to enjoy the warm weather
4) $50 / day for golf at Ocean Breeze Public golf course
Benefit to the city - PRICELESS
The above illustration can be multiplied by 3 since there are 3 separate 18 hole golf course configurations under the 27-hole design of the Ocean Breeze golf course. Each day is a new challenge for the golfer who could play the North/South, North/East & East/South courses for 3 distinctly different experiences on a Public course inside Boca Raton.
The chamber of commerce should support this opportunity since this cooperative effort of the city & Park District would bring many tourists dollars to the business owners that are members of the chamber, including restaurants & hotels.
1) $300 / Plane trip to Palm Beach Florida in the Winter
2) $200 / night for a hotel in Boca Raton (Marriott, Embassy Suites or other hotels)
3) $50 / dinner in Mizner Park with outside seating to enjoy the warm weather
4) $50 / day for golf at Ocean Breeze Public golf course
Benefit to the city - PRICELESS
The above illustration can be multiplied by 3 since there are 3 separate 18 hole golf course configurations under the 27-hole design of the Ocean Breeze golf course. Each day is a new challenge for the golfer who could play the North/South, North/East & East/South courses for 3 distinctly different experiences on a Public course inside Boca Raton.
The chamber of commerce should support this opportunity since this cooperative effort of the city & Park District would bring many tourists dollars to the business owners that are members of the chamber, including restaurants & hotels.
Friday, November 25, 2016
Resolution to Support Ocean Breeze by Council
At the Tuesday meeting Councilman Jeremy Rodgers introduced a nonbinding resolution to support the operation of the Ocean Breeze golf course with the cooperation of the city. But, councilman Weinroth amended the resolution with the support of councilman Mullaugh (seconded the motion to amend) that removed the "cooperating/participation" by the city in the operation of the Ocean Breeze golf course. This amendment by councilman Weinroth was not viewed favorably by Boca Teeca residents in the Tuesday city council audience and viewing at home. But, considering that councilman Weinroth clearly supports the Orthodox Jewish supported offer by Compson for the purchase of the municipal golf course, this should not be a surprise. Politically it was difficult for the mayor or other council members to oppose the amendment with the council chambers still filled with the Orthodox Jewish speakers sitting in the audience as they would not want to upset this constituency on a nonbinding resolution.
The amended resolution passed unanimously to support the operation of a golf course on the Ocean Breeze property. While is is better than no resolution, the amended version eliminated the apparent intent of the resolution that would have supported the Lennar offer for the acquisition of the municipal golf course and resulted in the city owning or participating with the Beach & Park Distrct in the acquisition, improvement and operation of the Roberts as a golf course.
The orthodox Jewish rabbis made a very compelling case for the quality education provided by the Torah academy located just west of Boca Raton Blvd. on Spanish River Blvd/40th Street. The speeches described what a great educational facility this organization has provided to the city which is exactly why the city should want to keep the academy within the city and NOT cooperate with their departure from the city to a location west of the turnpike.
The amended resolution passed unanimously to support the operation of a golf course on the Ocean Breeze property. While is is better than no resolution, the amended version eliminated the apparent intent of the resolution that would have supported the Lennar offer for the acquisition of the municipal golf course and resulted in the city owning or participating with the Beach & Park Distrct in the acquisition, improvement and operation of the Roberts as a golf course.
The orthodox Jewish rabbis made a very compelling case for the quality education provided by the Torah academy located just west of Boca Raton Blvd. on Spanish River Blvd/40th Street. The speeches described what a great educational facility this organization has provided to the city which is exactly why the city should want to keep the academy within the city and NOT cooperate with their departure from the city to a location west of the turnpike.
Wednesday, November 23, 2016
Orthodox Jewish Support Compson Proposal/city golf course
The orthodox Jewish community in Boca Raton had many speakers, including several rabbis, speak at the Tuesday city council meeting in support of the city to include the Compson Development offer for the final consideration in January. This proposal includes a 26 acre Torah school that needs more space to grow so it would move from Boca Raton to the municipal golf course site. The remainder of the municipal golf course site would be housing built by Compson Development. This offer was below the price offered by GL Homes but councilman Weinroth was clearly the supporter of this proposal and he got the other council members to agree to consider this offer in the final meetings for the golf course sell.
This will be expected to make the final decision much more competitive as there will be an expectation of at least 20 speakers by the Torah academy at the January meeting. These speakers were very impressive in their comments about how important the academy is for the development of good citizens, BUT why would the city want to lose the academy that would move west of the turnpike and no longer be in the city? Several of the speakers were residents outside the city as their address was well west of the turnpike so this movement may reduce their commute but it will not help the city and will actually move their business outside of the city--the opposite of economic development. Expect potentially a hundred speakers at the January meeting supporting this offer for the municipal golf course.
This will be expected to make the final decision much more competitive as there will be an expectation of at least 20 speakers by the Torah academy at the January meeting. These speakers were very impressive in their comments about how important the academy is for the development of good citizens, BUT why would the city want to lose the academy that would move west of the turnpike and no longer be in the city? Several of the speakers were residents outside the city as their address was well west of the turnpike so this movement may reduce their commute but it will not help the city and will actually move their business outside of the city--the opposite of economic development. Expect potentially a hundred speakers at the January meeting supporting this offer for the municipal golf course.
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