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Arrindell makes proposal for tackling Mullet Bay problem -Says problem is a symbol of Governmental incompetence-
by The Daily Herald
Posted: Sep 5, 2005 17:58 UTC
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PHILIPSBURG - Calling the destroyed Mullet Bay Resort “a symbol of governmental incompetence and political deals,” People’s Progressive Alliance (PPA) leader Councilwoman Gracita Arrindell on Sunday made a proposal for redeveloping the property.
Arrindell’s proposal made on the occasion of the 10th anniversary of the devastation of the Mullet Bay property by Hurricane Luis, involves presenting a “competitive package of concessions and benefits” to the owners, SunResorts and Mullet Bay Apartment Owners Association and providing the two parties, which have been engaged in litigation for several years, with a “reasonable amount of time” to study the proposal.
In the event SunResorts and the apartment owners don’t enter into a binding agreement to redevelop Mulley Bay within the specified timeframe, PPA would “immediately” enact a statute authorising the Island Council to condemn the properties in question for public purposes and pay the owners of Mullet Bay the “fair market value” of the undeveloped properties.
“A PPA government wouldn’t use the condemnation statute to pressure or leverage” the owners into making a `bad deal’ or to invest in a project that is `economically unsound,’” Arrindell stated in a press release.
According to Arrindell, “no honest and decent government would allow any investor or owner to hold a key piece of property with beautiful beaches on a tourism island to remain undeveloped for ten years.” PPA, she assured, would find the “proper balance” between the rights of investors/owners and the rights and interests of the people.
PPA would proceed on several tracks, the first track being consulting with legal counsel, the Central Government and the Netherlands to confirm the required authority to condemn the property and pay the fair market value to the owners. The proper legal basis and authority would be granted by either Parliament or Island Council.
The second track would be to identify and enter negotiations with a developer, local or international, to submit a land use and zoning plan for Mullet Bay. Provided with a “clear and clean title,” the development team could then complete the approved land use and zoning plan.
The development team would be responsible for the cost of the fair market share payments to the owners, the fees incurred by government to acquire the land and a further payment for the grant of the rights to redevelop Mullet Bay.
Under PPA’s plan, government wouldn’t have to use its scarce resources to acquire Mullet Bay. Following condemnation and payments to the existing owners, the new owners, however, would have to be provided with a clear title to the property, as well as certain development rights and concessions.
PPA is proposing a simultaneous closing among all parties to the transaction to “ensure a seamless process,” which would include the island government, existing owners, creditors and the new owners.
Arrindell accused the current Democratic Party (DP) government of “sitting on the sideline,” allowing SunResorts and the apartment owners association to “set the agenda, timing and direction” of redeveloping Mullet Bay. “The substandard conduct of governments since September 5, 1995, is shameful and a national disgrace,” she stated.
According to Arrindell, the promises of the DP in the past years, including the “golden key” to redevelop Mullet Bay during the 1999 elections, have been “hot air, political spinning or simply lies.”
Fact is, she said, that Mullet Bay remains an “embarrassing eye sore, and a symbol of governmental incompetence, political deals, loss of jobs, taxes, rooms and a brand name property.”
Ten years later after the destruction there is no zoning ordinance for Mullet Bay, no legal instruments presented in respect of a condemnation law authorising government taking the property for the public benefit, and no economic impact study of Mullet Bay.
“The development of Mullet Bay is far too important to allow it to linger on for ten years. We have lost over 800 jobs, annual taxes and the prestige of a first class property. No matter when this redevelopment is opened, we will always have lost these important social, economic and human dimensions to our society,” she concluded.
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