Opposition to Mizner 200 and building suggestions

Over the past few years individuals and groups have opposed the development of Mizner 200 as it has been planned. We invite you to read the analysis and opinions from two well known sources who have communicated their concerns to the City of Boca Raton and furthermore have issued basic recommendations that could be implemented in order to improve the development issues presented.

Want to see what the proposed design changes look like? Click to enlarge the corresponding drawings of design suggestions. Download the redesign drawings here (pdf).

Analysis from Jorge Camejo AICP

Download PDF Analysis from Jorge Camejo AICP >
Retired from the City of Boca Raton after 28 years, having served as Executive Director of the CRA (Community Redevelopment Agency) and Development Services Director, among other capacities, Mr Camejo provides a complete analysis of the development of Mizner 200 along with a list of recommendations and simple measures that can be taken to reduce the visual and physical impact of the proposed project. From a widening of the building separations at the center driveway, to providing additional architectural breaks along Mizner Boulevard and the south property line.

Analysis from Investments Limited by Robert A. Eisen

Download PDF Analysis from Investments Limited >
In this report Investments Limited (IL) expresses its position regarding the IDA Approval of Mizner 200, focusing on the fact that IL has consistently questioned the absence of horizontal and vertical breaks and separations in the building mass of EL-AD's Mizner 200 along Mizner Boulevard. Horizontal and vertical breaks and separations in building mass are significant Architectural Guidelines serving to harmonize and equalize the relationship of Downtown buildings especially for the few large parcels in Downtown, affording the side benefit of sharing views and vistas throughout.

The challenges faced by Boca Raton today are a symptom of the city's success. East Boca Raton has become a desirable residential market and the CRA should take appropriate measures to ensure that future projects will add value and not detract from the desirability currently enjoyed by Downtown Boca Raton.

Downtown Development Will Raise Your Taxes

Boca Raton has seen a rash of development in its downtown and there is more to come. Developers frequently cite the increase in taxes that will occur when development is completed as a major reason for the City to approve their plans.[1] The unspoken implication is that the new development will lower your taxes. It won’t! Why? City operating costs will increase by more than City revenue produced by the new development. 

[1] For example see http://thecoastalstar.com/profiles/blogs/building-boom-boca-raton-s-downtown-construction-unprecedented-an and http://bocawatch.org/more-new-mizner-on-the-green-pr/

FIGURE 1 - Boca Raton CRA Boundaries (click to enlarge)

Where do the revenues go?

Downtown Boca Raton is a Community Redevelopment Area (CRA). See Figure 1 for the boundaries of the Area. Revenue increases that result from development in the CRA go to finance public activities needed to allow revitalization of the Downtown.

Other public entities like the City and County receive limited revenue from the development of the downtown. Indeed, a 2010 report by staff (hyperlink Figure 2 to “report by staff”) to the CRA indicated that all types of development in the downtown would result in costs that exceed revenue gains to the City. For example, 100,000 sq ft of apartment development will cost the city $102,000 and will produce only $37,000 in revenue. The implication is that the City will have to find additional revenue, most likely through tax increases, to pay the added cost for City services for new Downtown developments.

Revenues and Cost of Public Services
(after tax increment payment)

Example: Palmetto Promenade (East Palmetto Park Avenue)

This development has approximately 460,000 square feet. Using the City staff data above, the project will cost the city approximately $300,000 more each year than it will bring in in revenue. 

What are the implications?

Your taxes are likely to go up not down as a result of the new development in the Downtown! The Downtown will have more TIF revenue to pay off loans for previous infrastructure improvements and other costs and will have new monies to make further improvement in the Downtown.

The City, the County and other taxing entities will have additional costs that exceed the additional revenue they receive as a result of Downtown development. You the taxpayer are the most likely source of the added revenue the City and other taxing jurisdictions will need!