In your Corner

 

Discussions in Jensen Beach, Rio, Stuart, Port Salerno, Palm City,

Indiantown and Hobe Sound  on how to revitalize their  historic

downtowns and commercial areas identified the need for the mixing of

uses similar to those found in the past. In order to allow our downtowns

to function as they should, it was determined that an amendment to the

Martin County Comp Plan regarding mixed use was required. There has been

a lot of concern in our county over this mixed-use amendment. It is a

normal and healthy reaction to be concerned by and question  changes,

even changes which are for the better. Unfortunately constructive

discussion of important issues in Martin County is often hijacked by

people who distort the truth for political gain.

 

The Martin political distortionists are aggressively twisting the intent

as well as the future implications of the Mixed Use Amendment of the

Martin County Comp Plan. This is unfortunate. The absurdly sensational

characterizations of this badly needed amendment appear to be designed

to scare and direct voter interest away from the qualifications,

background and commitment of political opponents; this is not a sincere

effort to improve the amendment’s language.

 

Lets look at the facts:

 

The distortionists claim that the mixed use amendment will turn us into

Broward County.

In reality the majority of Broward County was developed during the

heyday of  exclusionary zoning when mixed use was not allowed and urban

sprawl was king.

 

The distortionists cry that mixed use will lead to preposterous

densities of 75 unit per acre.

The fact is that not only are these densities not allowed but they can

only be reached with very  hi-rise buildings which are also not

allowed.  The Martin County political culture would never allow

densities anywhere near that absurd level;  everyone in our county is

darn proud that we have no hi-rises and that 15 units per acre is our

maximum density. In reality 10 to 12 units per acre is the highest

density you will find in any existing Martin County project. We looked

at two  notable mixed use projects in our region to assess the densities

which they achieved. The first was City Place in downtown West Palm

Beach. West Palm Beach City planners said the City Place Plan calls for

residential densities of approximately 10 units per acre, and even when

the cultural and convention facilities are not included, the densities

are only about 20 unit per acres. We must also note that the City Place

buildings are taller than would be allowed in Martin County. The second

mixed use project we assessed was the Abacoa Town Center in Jupiter. We

found that the density of Abacoa Town Center are between 8 to 10 units

per acre.  These facts show that any mixed use projects in Martin County

will reach densities which are a far cry from the outrageous claims of

these distortionists.

 

The distortionists say that if mixed use is allowed we will find adult

bookstores moving into our neighborhoods, and yet, in our historic

communities where mixed use overlays have been written for

implementation upon the adoption of the mixed use amendment, these uses

aren’t allowed. In fact, the general effect of this amendment will be

that residents will  move into these historic commercial areas, not that

businesses will move into residential neighborhoods.

 

The distortionists imply that the mixed use amendment will leave us with

slums like those found in older cities. Slums are found in every type of

land use including residential areas of Martin County. Studies have

shown that these decayed areas are a result of shifting economic

opportunities and reduced capital investment and are not a function of a

particular land use.

 

If Martin County is going to mature as a vibrant sustainable community,

avoiding the mistakes found in the counties to our south, the option of

mixed use is a necessity. If our community  is going to achieve the

greatness which is within our reach, we must have meaningful discussions

of the issues facing us, not fear mongering demagoguery. Chicken Little

is wrong “The sky is not falling”.