a community vision plan for the former villa delray golf...

A community vision plan for the former

Villa Delray Golf Course

13th FLOOR HOMESThe right team and redevelopment partner

Arnaud Karsenti Michael Nunziata Daryl Shevin Stefanie Mogull

Landon Massel John Lonergan Lorie Mariorana Emy Soza

Jan Trump Marc Foster Fabiola Jean Baptiste Lindsey Rayner

Vanessa Perez Corredor Alex Peters Elisha Moody David Resnick

✓ Private, South-Florida based company

✓ Top 10 builder in South Florida

✓ Experienced redevelopment partner

✓ Specialist in the repositioning of

underperforming & underutilized properties

✓ One of South Florida’s most experienced

companies in golf course redevelopment

• The Villa Golf Course was closed by its current owners in

September 2016

• The Course was not financially feasible to operate as a golf

course anymore

• The 120 +/- acre property is now dormant with no running

irrigation and minimal upkeep

• Current condition impairing community appearance, values, and

enjoyment

• The fallow land condition is attracting undesirable activity (e.g.,

illegal dumping)

THE ISSUE – A CLOSED GOLF COURSEVilla Delray golf course closed in 2016

But the business behind

one of America’s most

slow-going, expensive

and old-fashioned

pastimes has rapidly

begun to fall apart.

TaylorMade-Adidas Golf,

saw sales nosedive 28

percent last year. 2015

A WIDELY COVERED NATIONWIDE ISSUEProblems are not unique to the Villa Delray property

America’s Golf Courses

Are Burning. More than

800 golf courses have

closed nationwide in the

last decade, as operators

grapple with declining

interest in the sport and a

glut of competition. 2016

Quoting a Palm Beach

County Commissioner -

“We took a lot of heat for

that,’’ he said. “In their

documents, it called for

the golf course to exist in

perpetuity. ... [But] were we

going to keep it a weed

patch in perpetuity?’’ Each

case offers its own

quandary, he said, and

neighbors do best if they

work with the developers,

and face reality. 2017

Property values plummet

as golf courses

close...Cassano said since

the course closed a year

ago, homeless people are

staying there. “We got a lot

more people walking

around here that don’t live

here, especially in the early

mornings, just walking,

carrying bags, and we

know they are living

somewhere,” Cassano said.

2015

6 MillionLess players than a

decade ago.

<2.0%Industry-wide

average net profit

margin.

↓ 20%Participation among

active players.

800+Courses closed

recently nationwide.

6.4%Percent of courses in

FL. More than any

state.

25+Courses recently

closed in South

Florida.

THE GOLF INDUSTRY DECLINEIn its maturity stage, the industry is resetting

Data

gathering

and initial

outreach

21 3 4 5

Design

concept

plans for

property

Concept plan

evaluation

among

stakeholders

Obtain

requisite

govn’t plan

approvals

Implement

optimal plan

for property

THE 13th FLOOR HOMES APPROACHThe right solution can be achieved through feedback and a plan that is tailored to all stakeholders.

STEP 1 DATA GATHERING AND INITIAL OUTREACH

Situated in HR-8

FLU (land use)

designation area

Situated within a

PUD zoning

district

The HR-8 land use

designation allows for up

to 8 dwelling units per

acre. At 118.93 acres, the

property could contain up

to 951 residential units

and remain compliant

with the land use

designation.

The property is

situated entirely within

a PUD zoning district.

A variety of housing

types could be

developed including

single family,

townhome, and

multifamily units.

LAND USE, ZONING, & REGULATIONS

Amendments

needed in order

to develop

Amending the existing

approvals requires

review by the Palm

Beach Development

Review Officer (DRO),

the PBC Zoning

Commission (ZC), and

the Board of County

Commissioners

(PBBCC).

No Restrictive

Covenants

Requiring Vote

Unlike with many golf

courses, the

neighboring property

owners do not have

rights over the

property through a

restrictive covenant.

There are restrictions

for access to the north

parcel, though.

CONCEPT DEVLOPMENTInitial observations and opportunities from a non-technical standpoint

Single family homes,

townhomes, and coach

homes (villa) correspond

best to the area.

Community trails could

provide a needed wellness

amenity to the community.

Potential to widen canals

and lakes area in order to

improve resiliency and

stormwater retention.

Opportunity to continue

age-restricted (55+) format

within new housing

Offer housing types and

forms that are consistent

with the surrounding

neighborhood.

A series of parks could

contribute to the local area

and act as community

gathering areas.

The clubhouse and amenity

area is dated and lacks

features of modern

communities in the area.

Preserving an abundant

amount of greenspace will

benefit all – both new and

existing residents.

Provide ample buffering

from existing residential to

preserve view corridors as

much as possible.

STEP 2 DESIGN CONCEPT PLAN

DELRAY TRAILS

DELRAY TRAILS – NEW LUXURY HOMES3 residential housing types that match the community’s context

Single Family

Town Home

Coach Home

DELRAY TRAILS – LAKES AND GREENSPACEOver 55% of the property preserved as lush natural green areas and lakes

New Large Lakes

Passive Park Areas

Lush Landscaping

DELRAY TRAILS – NEW AMENITY CAMPUSNew wellness and leisure oriented amenities for an active adult lifestyle

New Amenity Center

Fitness / Yoga

3+ Mile Trail Network


Bocce & Shuffle

Card & Crafts Rooms

Tennis & Pickle


Grand Ballroom

Demo Kitchen

Multiple Resort Pools


Billiards Room

Relaxation Gardens

Dedicated Staff

DELRAY TRAILS – VALUE ENHANCEMENTProven value appreciation through prior development

A national consulting firm focusing on real estate

market analysis and valuations

Concluded that homes on a shuttered golf

course fell faster during the “uncertainty” period

than they did at the neighboring communities,

but rebounded tremendously after 13th Floor

announced the redevelopment and new homes

began construction. The home price trends

indicate that following the announcement and

redevelopment of the shuttered course, home

prices within the community appreciated more

rapidly than the broader market.

DELRAY TRAILS – THE PROGRAM ADVANTAGEA complimentary development program to improve the area

✓ Removes Uncertain Future ✓ Only 47% of potential homes under allowable use

✓ Only residential uses ✓ No increased cost to community

✓ 55+ age-restricted program ✓ New landscape buffers

✓ New leisure and active amenities ✓ Additional and better lake area

✓ 2-story max building height ✓ More resilient with better infrastructure

✓ New Amenity Center ✓ Better ongoing maintenance

✓ Improved Values in Palm Greens ✓ 55% of property retained as open or green space

Data

gathering

and initial

outreach

21 3 4 5

Design

concept

plans for

property

Concept plan

evaluation

among

stakeholders

Obtain

requisite

govn’t plan

approvals

Implement

optimal plan

for property

PLAN TIMELINEThe path forward to make the vision a reality

Q1 2018Q1 2018Q4 2017 Q4 2018 Q1 2019

DELRAY TRAILS

DEVELOPING A BETTER

FUTURE, TOGETHER

a community vision plan for the former villa delray golf...

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