COCOPLUM
Living OCTOBER 2017
A Social Newsletter Exclusively For The Residents of Cocoplum, Islands of Cocoplum & Tahiti Beach
Senator Marco Rubio & The Latin Builders Association Honor The Legacy of Jose Milton!
COCOPLUM PHASE 1
CIVIC ASSOCIATION PROPOSES A SPECIAL TAXING DISTRICT INCREASE AFTER HURRICANE IRMA
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ocoplum Phase 1 Civic Association President, Hector Fortun, has resided in Cocoplum and Islands of Cocoplum since 1993. Originally living on 173 Paloma Drive, Fortun fell in love with the Cocoplum community and raised his children in Islands of Cocoplum. In 1999, he then moved into his current home, at 255 Cocoplum Road, and a few years later purchased the adjacent lot, both properties are located on the Monaco Canal with no bridges to bay. “I’ve had the privilege of living in Cocoplum Phase 1 and Islands of Cocoplum, and I’m very proud to have lived in both communities. I strongly believe that our communities provide our residents with one of the finest lifestyles anywhere in the world,” relates Fortun.
gering issues that have not been addressed in recent years,” explains Fortun. For example, our community has been trying to expand security services from 16 hours per day to 24 hours. We have numerous challenges with the overall maintenance and operation of our community, for example the tennis courts, the landscaping concerns regarding medians and circles, garbage and debris removal, street lighting and pavement concerns, code enforcement, canal dredging and mangrove trimming, just to name a few. Efforts to improve these areas have not met the expectations and the stature of Cocoplum residents, and these concerns became even more pronounced after the devastating consequences in the aftermath of Hurricane Irma. The lack of a professional management company or properly funded homeowner’s association in Cocoplum Phase 1 prevents us from having an efficient crisis management solution to deal with local government and utility companies on issues related to multiple power grids, hurricane debris clean-up, and bulk trash pick-up in a more organized and timely manner.
Having served as the Civic Association’s President for several years now, Fortun has helped the community face many challenges and has tried to implement new procedures aimed at increasing home values and improving the overall sense of community. However, since the Cocoplum Phase 1 Civic Association is strictly a volunteer organization, it is limited in its ability to raise the necessary funds or implement a fee structure for all homeowners like a typical Homeowners Association. Recent challenges raised by Hurricane Irma have compelled the Cocoplum Phase 1 community to come together to rethink its fund-raising efforts and to address the many issues affecting the community.
During the 1970’s the original developers of the Cocoplum tract, Crow Pope and Carter, set out to build a united Cocoplum community. They began selling plots in “Phase 1” of Cocoplum without initially establishing a formal Homeowner’s Association. “An official HOA essentially holds a deed restriction on each property, which gives the HOA the right to implement a fee structure on residents,” allowing the HOA to raise funds to professionally manage and maintain the community and its common areas, explains Fortun. Zoning and environmental difficulties ultimately led Crow Pope and Carter to default on their loan before development of “Second Phase” (Islands of Cocoplum) could begin. When Arvida Corp eventually purchased the remaining Cocoplum Tract, they instilled an official HOA in Islands of Cocoplum, resulting in the ability to collect fees and raise funds for the community. Arvida arranged with the City of Coral Gables and Phase 1 to establish a guard gate uniting all of Cocoplum, and in exchange for the access and use of the land, they agreed to have Islands of Cocoplum (Phase 2) be responsible for the maintenance of the guard gate and median entrance way, Cocoplum Road. Today, Phase 1 includes about 150 homes and IOC about 450 homes.
“We’ve realized that we have to come together to find new solutions to lin-
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For these reasons, and many others, Fortun is spearheading a newly formed volunteer committee comprised of Cocoplum Phase 1 residents. The committee is charged with exploring potential avenues for raising funds within the community. The overall challenge has its origins back when the community was developed in the 1970’s. Understanding the Differences Between Cocoplum and Islands of Cocoplum
Cocoplum Phase 1 Civic Association
In order to build a greater sense of community, the Cocoplum Civic Association was created by volunteer residents. Throughout the years the Civic Association has been in charge of maintaining the two hard court Tennis Courts in
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M U L P O C O C
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Phase 1. To raise funds for court maintenance, insurance, property taxes, and utilities, the Civic Association charges a voluntary fee of $650 per year to residents who would like to participate in the effort. About 50 homeowners participate as members each year, but the funds are a limited source of capital and are not sufficient for community landscaping, 24-hour security, property management services, or any other services that would enhance the quality of living for the residents at large. For this reason, the Cocoplum Phase 1 Civic Association is focusing their efforts on alternative funding strategies. Special Taxing District
A Special Taxing District is a designated area where a majority of property owners agree to allow Miami-Dade County, through Chapter 18 of Miami-Dade Code, to levy a special property tax in exchange for a specific service. Special Taxing Districts give communities the opportunity to make improvements in the public areas of their neighborhoods which could not be conveniently or equitably done otherwise. Improvements include: street lighting, security guard services, guardhous-
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es, multipurpose maintenance and capital improvements/road maintenance. Currently, Cocoplum Phase 1 homeowners pay roughly $2,300 per year or roughly $350,000 in total, towards the Special Taxing District strictly for security. This covers the cost of a roving security, in this case a police officer patrolling the community, for 16 hours each day. In essence, this special taxing district is the only funding mechanism available and one of main unifying features of Cocoplum Phase 1.
to collaborate together in many of the landscaping and beautification efforts, on increased security, and in many other areas. We look forward to analyzing the many ways we can be more effective while saving on operating expenses, or share in costs to potentially make maintenance more cost effective for all of us, economies of scale, two neighborhoods of 150 and 450 homes, respectively, versus one neighborhood of 600 homes. A United Cocoplum & Islands of Cocoplum
“We understand that many Cocoplum Phase 1 residents are reluctant to join a volunteer Civic Association which mainly is charged with maintenance of the tennis courts, so expanding the current Special Taxing District is the only viable approach at this time. Expanding the Special Taxing District is our only opportunity to really try to enhance our overall community with the beautification and landscaping improvements we desire, as well as the additional security, professional management, and all the other enhancements necessary that make up a well maintained and outstanding community,” explains Fortun. What Specific Issues Will the Special Taxing District Address?
What the Cocoplum Phase 1 Civic Association is proposing to residents is a new plan that would address the significant weaknesses in our community. “We are now in the process of creating a budget which we will submit to the voluntary Cocoplum Civic Association and then to all the Cocoplum Phase 1 homeowners. We would like to address all the issues on our wish list such as 24-hour security, trash and debris removal, professional property management services, lighting, and crisis management, like when we confront hurricanes,” says Fortun. Once the initial budget is approved by the Cocoplum Civic Association, all Cocoplum residents will be able to vote on the proposed plan to increase the funding for the Special Tax District and broaden its scope. A vote of 50% +1 would place the new budget into effect starting year 2019. “We have some tremendously talented and capable neighbors serving as voluntary committee members who are now participating in the planning and budgeting stages. Our goal is to establish some of the same criteria that Islands of Cocoplum uses to maintain their community. That way, we can aspire to have the same look and feel throughout Cocoplum as a whole. I and other homeowners of Cocoplum Phase 1 want to build an even greater relationship with the Islands of Cocoplum HOA, as we work to try to enhance our community and its property values. We understand that one of the largest assets our residents own is their home, so the value of the home, the quality of life and the overall attractiveness of the neighborhood is tantamount to maintaining our property values,” relates Fortun. Once the city has collected the funds from the Special Taxing District, the Cocoplum Civic Association can provide guidance on how to implement the funds for the community. There is great synergy and efficiency to working with Islands of Cocoplum,
Although Cocoplum and Islands of Cocoplum will maintain their unique identities, the Cocoplum Civic Association believes that positive communication, friendship and cooperation with Islands of Cocoplum is a key to helping our communities thrive in the future. “I’m a consensus builder, and I believe we are much stronger together than apart. In my estimation, since we are neighbors with one entrance and guard house, any improvement to Cocoplum Phase 1 will only help Islands of Cocoplum and vice versa,” states Fortun. Unquestionably, Cocoplum and Islands of Cocoplum represent a very interesting mix of highly successful, affluent residents who are hardworking, family oriented and community minded. “I think these qualities separate us from many of the other communities at large and it is certainly something that we need to protect and cultivate,” explains Fortun. “Islands of
Cocoplum has some great leadership, there are close friendships between us and we’re all neighbors, so if there’s any opportunity for us to work together in certain areas we are certainly open to exploring those opportunities.” One such opportunity is uniting as a voting block within the city of Coral Gables and greater Miami-Dade County. Repairs to the Cocoplum Circle or the bridge on Lejeune Road are been discussed with the city planners and managers, a united Cocoplum and Islands of Cocoplum can have a strong voice together. “We have several things in common with Islands of Cocoplum, such as the unparalleled location, natural beauty and great security. I believe we share many goals. So hopefully we can pass this expansion of our special taxing district so that we can continue to improve our Cocoplum Phase 1 community, enhance our property values and increase our quality of life for all residents of Greater Cocoplum. We strive to have one of the greatest community lifestyles available anywhere in the world,” exclaims Fortun.
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