[Polar Bear]

Just for the record, I've worked as a Professional Engineer in the development industry in Florida for over thirty years. As I'm sure all of you have noticed, a recurring theme in many different threads is how much the developer has controlled commercial development in TV...only the shops, restaurants, etc., etc., which meet Morse approval are allowed. For my own peace of mind, I want to toss in my two cents regarding this issue...

The vast majority of residential developments in Florida...and TV is a residential development...have nothing but homes within the bounds of the development. A few might have a clubhouse, a tennis court or two, possibly even a golf course. Relatively recently, multi-use developments have sprung up. These may have a small group of shops, possibly a restaurant, or even a grocery actually on the development site. Those are pretty rare and typically not very big. But again, most folks who live in a typical residential development, even those with public roads, must leave their development to do almost anything...go to a restaurant, do a bit of shopping, pick up some groceries, see a movie, you-name-it. They drive out of their development onto the major street system and proceed to do their thing.

TV has an abundance of these facilities. Almost anything anybody could want along the major road system which surrounds and criss-crosses the area...441, 301, 466, 466A, 44, 42. As much basically unrestricted commercial development as you will see in any typical community of roughly 100,000 population.

What is different about TV is...

There is an enormous amount of commercial and entertainment development ON-SITE in TV. That's what many seem to not fully understand or appreciate. All the town squares and other areas with all the shops, restaurants, theaters and live entertainment are on-site. They are part of TV development. Does the developer have a good degree of control over what goes in those areas? Of course he does. It would be naive to think it would be otherwise. The developer would be crazy to give up that control. Not only for any potential boost to their finances, but more importantly in my opinion to simply maintain quality control over the entire development.

The huge majority of residential developments in Florida are 100% homes. Talk about control. The developer and local authorities have, through various rules, regulations, zoning restrictions, etc., totally prohibited any commercial or other non-residential development anywhere in those developments.

I can hear it now...just another drum-beater praising TV. That's okay. I'm fine with that. Heck, TV has its problems like any place. But try to appreciate what we have here. There is an abundance of unrestricted development just a short drive from wherever you live in TV. But all the other stuff that's actually on TV development site? Try to find that in another residential development in Florida. You won't...those other residential developments are too controlled and restricted.

There. I feel better.

[jebartle]

you would have a hard time finding this in another state!!...Love TV

[Indy-Guy]

Well said!

[Indydealmaker]

Originally Posted by Polar Bear

Just for the record, I've worked as a Professional Engineer in the development industry in Florida for over thirty years. As I'm sure all of you have noticed, a recurring theme in many different threads is how much the developer has controlled commercial development in TV...only the shops, restaurants, etc., etc., which meet Morse approval are allowed. For my own peace of mind, I want to toss in my two cents regarding this issue...

The vast majority of residential developments in Florida...and TV is a residential development...have nothing but homes within the bounds of the development. A few might have a clubhouse, a tennis court or two, possibly even a golf course. Relatively recently, multi-use developments have sprung up. These may have a small group of shops, possibly a restaurant, or even a grocery actually on the development site. Those are pretty rare and typically not very big. But again, most folks who live in a typical residential development, even those with public roads, must leave their development to do almost anything...go to a restaurant, do a bit of shopping, pick up some groceries, see a movie, you-name-it. They drive out of their development onto the major street system and proceed to do their thing.

TV has an abundance of these facilities. Almost anything anybody could want along the major road system which surrounds and criss-crosses the area...441, 301, 466, 466A, 44, 42. As much basically unrestricted commercial development as you will see in any typical community of roughly 100,000 population.

What is different about TV is...

There is an enormous amount of commercial and entertainment development ON-SITE in TV. That's what many seem to not fully understand or appreciate. All the town squares and other areas with all the shops, restaurants, theaters and live entertainment are on-site. They are part of the TV development. Does the developer have a good degree of control over what goes in those areas? Of course he does. It would be naive to think it would be otherwise. The developer would be crazy to give up that control. Not only for any potential boost to their finances, but more importantly in my opinion to simply maintain quality control over the entire development.

The huge majority of residential developments in Florida are 100% homes. Talk about control. The developer and local authorities have, through various rules, regulations, zoning restrictions, etc., totally prohibited any commercial or other non-residential development anywhere in those developments.

I can hear it now...just another drum-beater praising TV. That's okay. I'm fine with that. Heck, TV has its problems like any place. But try to appreciate what we have here. There is an abundance of unrestricted development just a short drive from wherever you live in TV. But all the other stuff that's actually on TV development site? Try to find that in another residential development in Florida. You won't...those other residential developments are too controlled and restricted.

There. I feel better.

You make a good point. Also, from my experience in the real estate industry, Morse is doing nothing any different from any other developer or property manager. It is SOP to pick and choose who gets a lease based upon the "retail chemistry" that is desired by the guy who made the investment.

Some have the perception that if a given retailer is MIA in The Villages, it must be the result of a rejection by Morse. I am sure that is true on a case by case basis, but many of the big box stores that some Villagers love just are not attracted by the demographics or have simply prioritized another location. It is all about business. Retailers do not subscribe to the "build it and they will come" theory of success.

[Buffalo Jim]

Polar Bear : Thanks for taking the time to explain why things work as they do !

[Trayderjoe]

I will add my thanks as well Polar Bear!!!!

[onslowe]

Nice posting, Polar Bear. It's good and often needful to be reminded of the profound but simple basics of this magnificent place and of the foresight shown and risk taken by the Morse group.

[The Mountaineer]

It's like anything else: You add up the positives and negatives and decide if it's what you want. So far in our one visit in December, we love The Villages. That's why we're spending 3 months this time (January-March), on Rainbow Boulevard off No. 5 fairway of Silver Lake golf course.

[tomwed]

Where's the beef?
Do you think a lot of people are upset with TV because there is no Trader Joe's? or a dozen other places from back home?
Or upset that the Morse's are successful?
Who is the audience?

I feel like I am missing your point to straighten things out.
What you wrote was well written and that is the vibe I have always felt and appreciated about TV too.

[zonerboy]

Excellent perspectives here! Much appreciated.

[folkh]

Well said Polar Bear!!!!!! Love it or Leave it!!!!!!!

[yankees101]

You make a great point polar bear

[Bogie Shooter]

///

[Bogie Shooter]

Originally Posted by tomwed

Where's the beef?
Do you think a lot of people are upset with TV because there is no Trader Joe's? or a dozen other places from back home?
Or upset that the Morse's are successful?
Who is the audience?

I feel like I am missing your point to straighten things out.
What you wrote was well written and that is the vibe I have always felt and appreciated about TV too.

I think you answered your questions, that is the audience.

There are a lot of poster's that need to read the post by PolarBear, which summed things up rather well.

[kcrazorbackfan]

Great post! That why we choose TV. We own property on a golf course in Bella Vista, AR and we very seriously looked at Sun City in Surprise, AZ. We hadn't been in TV for 15 minutes back in August when we knew it was right for us.