Ravaudage $1.2M -- No Risk, No Gain
Voice Reader Heeds Commissioner’s AdviceEditor's Note: Articles written by citizens reflect their own opinions and not the views of the Winter Park Voice.
Guest Columnist Jan Hommel
Editor’s Note: On November 20, Commissioner Peter Weldon posted the following comment on the Winter Park Voice Facebook group. The post was in response to a November 18 article in the Voice titled “Ravaudage Gets $1.2M in Infrastructure Costs.”
From Commissioner Peter Weldon
Here are the relevant facts.
The Ravaudage road agreement pertains to specific lengths of specific roads the city of Winter Park acquired when it annexed the property. The background and agreement text can be found beginning on page 27 of the November 13, 2017 commission meeting agenda packet.
These roads are the city’s responsibility. They currently do not have curbs, sidewalks, or proper drainage. The developer intends to improve these roads with drainage, curbing, parking, and sidewalks at or above city design standards, but has no obligation to do so.
The $1.2 [Million] potential payment to the developer is ONE HALF of city staff’s estimate of what we would have to pay to do the minimum amount of work required to bring these roads up to city standards. The developer is going to do all the work subject to city approval of the plans. The developer does not get paid unless the city approved work is completed.
The bottom line is that the city can realize fully improved roads with parallel parking and wider sidewalks than our minimum standards for one half the cost the city would have spent if the developer chose not to improve these roads.
Ms. Mooney and those trying to create a political conspiracy would better serve the city and our residents by being better informed before speaking.
Come on folks. Study the issues before speaking publicly.
Regards, Pete Weldon
Winter Park Vice Mayor
Voice Reader Jan Hommel Responds
Thank you for requesting Voice readers get the facts before expressing their opinions. I did that. Here’s what I found.
In 2013, the city of Winter Park annexed the property as Home Acres. It was zoned single family, residential, with existing roads that were adequate for their intended use. According to Public Works Director Troy Attaway on 7/24/2017, it would cost about $30,000 to bring the public roads up to city standards for residential use. Commissioner Carolyn Cooper pointed out that when the city annexed the property from Orange County, the county had made no commitment to improve the infrastructure in the development.
The developer, Mr. Dan Bellows, now wants the city to help him bring the roads up to “minimum standards” — for his use in a high-density, mixed commercial-residential development. Building and upgrading roads and sidewalks is a normal part of a developer’s cost of doing business. Windsong and the Lee Road extension built by the Whole Foods developer are prime examples.
Although it is not unprecedented for municipalities to contribute to infrastructure cost, this usually happens in a weak economy as part of a public-private partnership to help kickstart development.
City Manager Randy Knight stated that the city is under no obligation, legal or otherwise, to give this money to Mr. Bellows. He said the only reason to do so is if the Commission thought it would help spur economic development.
This does not apply to Ravaudage. When pushed, the only recent case Troy Attaway was able to cite of the city improving a roadway to benefit business was the Fairbanks roadway improvement, which is not comparable.
At the August 14, 2017 meeting, the Commission voted 5-0 to have staff provide an analysis of the economic benefit the $1.2M payout to Mr. Bellows. Apparently none was provided.
Commissioner Weldon, your rationale for this give-away was particularly troublesome. First, you stated it will give us control over the roads. Winter Park already has control over public right-of-way road improvement by developers.
Second, you wrote we will get quality roads for half the price. True, but if we can get something for half-price or for free, shouldn’t we take free? As a developer, it is in Mr. Bellows’ interest to put in high quality roads and sidewalks. Mr. Knight clearly stated that we did not HAVE to contribute anything to upgrade the roads.
Next you supported this plan because it was no-risk. True, nothing will be paid out until the city collects money from the project in the form of unrestricted impact fees and property taxes. I am appreciative of the fact that you didn’t want to put city money at risk by giving Mr. Bellows money up front, but at that point, your reasoning fails.
If you truly believe that Mr. Bellows needs an infusion of cash from the city in order to hasten development in Ravaudage, then fund him up front. As Commissioner Seidel observed, the timing of the flow of funds, while protecting the city, does little to serve your stated purpose of speeding along development. It may be no risk, but it’s also no gain. Why spend $1.2 million when only Dan Bellows benefits?
In summary, Mr. Weldon, you, along with Ms. Sprinkel and Mr. Leary, voted to give $1.2 M to Mr. Bellows. This money was not necessary to have functioning roads. This taxpayer money was in ADDITION to the high density accommodations that Mr. Bellows already received. This $1.2 M is certainly not needed to encourage development in our very robust Winter Park economy.
Please know the voters are watching. We will be taking these fiscally irresponsible actions into consideration when we go to the polls.
P.S. To the Voice readers, according to City Attorney Kurt Ardaman, this matter should come to the Commission again. Please voice your opinion to the Commission.