Mission Bay Homes Sold 2017: $255K to $652K

2017 was a good year for Mission Bay home sale prices. Mission Bay is another large development west of US-441 with several subdivisions. It includes single family homes and two different townhome subdivisions.

Map showing Mission Bay and surroundings. Image and map data by Google.

64 single family homes and 10 townhomes sold in Mission Bay during 2017. The average single family home sold in two months for $427,000 with 2400 square feet at $177 per square foot. The average townhome sold for $284,000 in 20 days with 1600 square feet at $179 per square foot.
Mission Bay subdivisions map. Single family subdivisions are in green text; townhomes in blue. Image and map data by Google.

In this article the single family homes are covered first, and the townhouses are at the bottom. Prices are up a lot. Just a couple years ago several single family homes in Mission Bay sold for under $300,000 and the top price was $565,000. In 2017 the lowest price was $330,000 and only a few homes sold under $350K. Three homes sold over $600K including the highest at $652K.
Cordova Estates
20340 Hacienda Court sold for $652,000. Image by Google.

Single family homes on the ungated Hacienda Court had the highest prices of homes sold in Mission Bay for 2017. Five houses sold. Three of them were roughly 2600 square foot 4-bedroom houses with prices from $450,000 to $503,000. A 3300 square foot 5-bedrooms old for $630,000. 20340 Hacienda Court was the highest price at $652,000 with 3100 square feet, 5 bedrooms and 3 1/2 baths.
The average price in Cordova Estates was $547,000. Most homes sold in less than two months, but one of the smaller ones sat on the market for over seven months.
The Isle
The Isle, which is gated, is sometimes perceived as the most expensive subdivision in Mission Bay. For 2017 four homes sold with an average price of $507,000. Three of them sold in two to three months On Sausalito Drive a 3-bedroom 2 1/2 bath house with 2500 square feet sold for $450,000, and a 2700 square foot 4-bedroom sold for $488,000.
On Avenida Santa Ana a 2500 square foot 4-bedroom sold for $475,000. The highest price in The Isle was $615,000 for 10712 Avenida Santa Ana, a 2700 square foot 4-bedroom all one one floor. That house was thoroughly remodeled and has a large lot with great water views from the backyard pool area. It sold fast – only 5 days.

Ventura
Nine homes sold in Ventura on Buena Ventura Drive and Vera Cruz Lane, all priced fairly close together from $405,000 up to $457,000. Eight of the nine were between 2200 and 2600 square feet. 10406 Buena Ventura drive, at 2900 square feet with five bedrooms, sold near the bottom at $406,000.
10274 Buena Ventura Drive actually sold twice during the same year. In January the 2400 square foot 4-bedroom sold for $425,000. It sold again in late November for $457,000 after some remodeling including the addition of a full bathroom.
Houses in Ventura took a little longer to sell on average with four of the nine sitting on the market for over 100 days. The average price was $422,000 at $175 per square foot.
Sonata
The average price in Sonata was $414,000, held down a bit by an REO (bank-owned) sold $340K. Other than that one the lowest price was $355,000 for a 2000 square foot 3-bedroom. The high price was $515,000 for 20270 Monteverdi Circle, a 5-bedroom with 3000 square feet on two floors. That price is $40,000 higher than the same house sold for a year earlier. The house had some upgrades in that year.
Most of the homes sold in less than a month, but a couple of them took 3-5 months.
Regatta
The gated Regatta subdivision in Mission Bay; image by Google.

Regatta was just behind Sonata with an average price of $412,000 for 2017. At the low end was a 1700 square foot 3-bedroom selling at $350,000. Three other homes sold for under $400K, with between 2000 and 2300 square feet. 10682 Wheelhouse Circle squeezes 5 bedrooms and 3 1/2 baths into 2200 square feet. That sold for $373,000.
The seven homes in Regatta selling for over $400,000 were all larger than 2400 square feet. 20958 Avenel Run was the highest price at $470,000. It has 5 bedroom and 4 baths in 3100 square feet.
Laguna
Eleven homes sold in Laguna for an average price of $402,000 after a month and a half on the market. Four 3-bedroom houses under 2000 square feet sold for less than $400,000, while six 4-bedroom houses over 2300 square feet sold for prices over $400K.
The highest price was $460,000, with two houses each selling for that. 10548 Mendocino Lane has over 3000 square feet, while 20331 Cozumel Court notched the same price with under 2600 square feet.
La Costa
Three houses on La Salinas Circle in La Costa sold in 2017 in a fairly tight price range. A 1900 square foot 3-bedroom sold for $370K, while two 2300 square foot 4 bedrooms sold for $405K and $415K. All three sold in 10 days or less.
Harbour Springs
Rounding out the single family homes in Mission Bay is Harbour Springs. Six homes sold on Harbour Springs Circle and Baybreeze Way with prices from $360K (1900 square foot 3-bedroom) to $412K (2700 square foot 4-bedroom). Also above $400K were two 2900 square foot houses. On average they took over two months to sell, with one home taking well over a year.

Townhomes
Townhome prices are up significantly from a couple years ago. In 2015 multiple townhomes sold for under $200K, and the highest price was $286,000. The lowest price for 2017 was $255K, and the top was $315K.
Las Flores
The Las Flores townhome subdivision saw three home sales. All three were between 1600 and 1800 square feet, with prices of $276K, $281K and $315K. All three sold in less than a month.
Reflections
Seven townhouses sold in Reflections with two smaller models going for $255K. The top price of $305,000 was a 2-bedroom with nearly 1700 square feet. The average unit sold in just over three weeks.

Say No to Johns Glades West – aka Uptown Boca

Update – The new developer is calling it Uptown Boca.

Image of Johns Glades West from zoning application

We took a hard look at the Johns Glades West proposal and we’re opposed. The Palm Beach County Commission approved this on April 26th. It might be too late to do anything about it, but we suggest you contact Commissioner Mary Lou Berger.
You can call her at 561-355-2205, or e-mail her at MBerger@pbcgov.org.
Developers plan to build a very dense project on the south side of Glades Road. The front on Glades would be a fairly large commercial plaza including a grocery store, a theater, restaurants and more.

Here’s the developer’s depiction of what it will look like:

The back part of the project is more disturbing and completely out of character for West Boca. It would include seven five-story buildings with over 450 apartments.

County zoning staff wrongly concluded this fits in with the existing development around it.
“Staff Analysis: The proposed amendment is consistent with the character and development pattern of the surrounding communities, which can be characterized as a built development pattern with higher density and higher intensity.”
This is ridiculous. Yes it’s true that the nearby commercial plazas are similar to the commercial part of the proposal. But neither Westwinds nor Shadowood have housing at all, much less 5-story towers packed with 10 apartments per floor.
Nothing around it would be nearly this dense. Look at this image:

The residential neighborhoods to the north, east, and southwest are far less dense with much more greenery. Same with the Jewish Federation campus to the south. Residents of Palma Vista, to the southwest, have legitimately complained about the R2 building (lower left) which will tower over the homes in the northeast end of their neighborhood.
The developer is seeking 12 residential units per acre for the whole 38 acres of the site, but that the county is ignoring the fact that half of those acres would be used for commercial space. So they’re really getting 24 residential units per acre.
There’s no space for trees, grass, etc., allotting less than two acres for a lake. All those hard surfaces with no green space means big stormwater runoff problems.
The apartment complex will consist of over 450 tiny apartments (we estimate an average size of 800 square feet) with minimal amenities. There isn’t even a pool in the plan.

Reading through the details of the submission (see pdf below) we see numerous agencies referencing their ability to handle the project at 300 residential units, with some saying that density would be a problem and others indicating issues. But the proposal is 450+ units, not just 300.

Johns Glades West

PDF Johns Glades West – Uptown Boca

For one thing, with 300 units it still fails the long range traffic test.

In other words it will create long term traffic problems on Glades Road, Lyons Road, and US-441.
According to the school district it will overcrowd Eagles Landing Middle School, and add a significant burden to both Olympic Heights and Sandpiper Shores. We all know how great the traffic is at Sandpiper Shores already.
Did you realize what the county was allowing to happen? Do you feel that Mary Lou Berger, your representative, communicated sufficiently with you about this?
Before writing this article we reached out to Ms. Berger and Ms. Scarborough. They did not respond.

Huge Project Proposed for Glades Road

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Residents of Palma Vista are concerned about a project proposed for the south side of Glades Road between Home Depot and 95th Avenue. This would be across from the Glades Road library.

Johns Glades West parcel in red near Home Depot and Library. Satellite image and data by Google.
Johns Glades West parcel in red near Home Depot and Library. Satellite image and data by Google.

The proposal, called Johns Glades West (or Johns Glade West) calls for:

  • 169,000 square feet of commercial space with restaurants, a theater, retail and a grocery store
  • A 133,000 square foot parking garage for the stores
  • 7 residential buildings, 5 stories each, with a total of 456 units and a clubhouse all totaling 650,000 square feet of residential space
  • A 112,000 square foot parking garage for the residences
  • A total of approximately 2000 parking spaces

It is our understanding that the developers will make a presentation to the Palma Vista Homeowners Association on November 21st at 7 pm. Some homeowners have expressed concern insufficient notice and about having “5 story buildings looking down on our single family homes.”
This would seem to be a very intensive use of the property with major traffic impacts on Glades Road. Our best guess is that the developer is floating a plan it knows will never get approved and they’ll come in later with a real plan for something much less.
Below is a close-up of the stores section of the plan.
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And next the homes section:
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PDF of the project plan is below:
[gview file=”http://westbocanews.com/wp-content/uploads/2016/11/Johns-Glades-West_PSP.1.pdf”]

PF Changs Clangs with 23 violations

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PF Changs on Glades near FAU had the worst inspection of the week with 23 violations including 9 marked high priority. The biggest issues were hand washing and there was a stop sale on white sauce due to temperature abuse and failure to discard.

  • Dishmachine chlorine sanitizer not at proper minimum strength. Discontinue use of dishmachine for sanitizing and set up manual sanitization until dishmachine is repaired and sanitizing properly. Glass washer At 0 ppm chlorine in bar area. Corrected to 100 ppm chlorine. **Corrected On-Site**
  • Employee failed to wash hands before changing gloves and/or putting on gloves to work with food. Observed on 5 different instances at the cookline where there seems to be an accessibility problem to the hand-wash sink. Employees washed hands. **Corrected On-Site**
  • Employee handled soiled dishes or utensils and then handled clean dishes . Dishwasher handled dirty dishes and then handled clean dishes without washing hands first. Employee washed hands. **Corrected On-Site**
  • Employee touched face and then engaged in food preparation and handled clean equipment or utensils without washing hands first. In cookline area. Employee washed hands. **Corrected On-Site**
  • Employee touched soiled surface and then engaged in food preparation, handled clean equipment or utensils, or touched unwrapped single-service items without washing hands. Employee went from cleaning to prepping food at cookline without washing hands first. Employee washed hands.**Corrected On-Site**
  • Potentially hazardous (time/temperature control for safety) food cold held at greater than 41 degrees Fahrenheit. Lettuce 48-51° F in frontline are cold holding drawers with ambient temperature of 49° F. Lettuce iced down. Corrective Action taken. Cooked chicken 47° F, raw shrimp 49° F, raw beef 47°F and raw chicken 52° F at Meat Drama cooler in cookline area. All foods iced down. Corrective Action taken. Cooked vegetables 58°F, cooked chicken 47° F ,White wine sauces 60°F, lobster sauce 53°F, and pork taco sauce 66°F at Wok Cooler in cookline area. Veggies and chicken discarded, sauces moved to interior of cooler. Corrective Action taken. Tomatoes 50° F at Pantry cooler at cookline. Foods discarded. Corrective Action taken. Cooked pasta 45-46° F and melon at 45° F at Veggie Drama cooler in cookline area. Foods moved to walkin cooler. **Corrective Action Taken**
  • Potentially hazardous (time/temperature control for safety) food held using time as a public health control marked with a time that exceeds the 4-hour limit. See stop sale. White sauce time marked to be discarded by 3 PM still being used at 3:30 PM. Food discarded. **Corrected On-Site**
  • Raw animal food stored in top portion of make table over ready-to-eat food in bottom portion of make table – no complete physical barrier between top and bottom. Raw shelled eggs stored behind battler and cooked chicken in cookline area flip top cooler. Drippings from eggs may contaminate ready to eat foods. Foods moved and properly stored. **Corrected On-Site**
  • Stop Sale issued on potentially hazardous (time/temperature control for safety) food due to temperature abuse and for failure to discard foods within 4 hours when using time as a public health control.

This week’s restaurant inspection report is a bit thin as the data only shows 14 inspections in our area. The Chipotle on Glades at Butts Road had a good inspection with only one minor violation.
Our weekly spreadsheet is below.
[gview file=”http://westbocanews.com/wp-content/uploads/2016/08/inspections-8-28-2016.pdf”]

WPTV Misleads on Chipotle

Chipotle at 441 and Glades; image by Google
Chipotle at 441 and Glades; image by Google

We heard from a couple of friends that WPTV did a report on local Chipotle Mexican Grill restaurants. A neighbor told us the report specifically mentioned the Chipotle in Westwinds of Boca at 441 and Glades Road. We were surprised because we don’t remember seeing any bad inspections in our reports.
Something is definitely going on. We just did a Google search for the article and a “Dirty Dining” article is still in Google’s “index” and shows up on searches:
Chipotle search result for WPTV on Google
Chipotle search result for WPTV on Google

But the “url” for the site now causes a “404 error” – the article appears to have been removed.
wptv-chipotle-2
In working on our latest restaurant inspection report, we noticed that the Chipotle near Town Center (north side of Glades Road at Butts) had an excellent inspection with only one minor violation. There are three that serve West Boca – the one on Glades near Town Center; the one in Westwinds at Glades and 441, and one on the south side of Palmetto Park Road near Powerline. All three of them have had consistently good inspection reports going back as far as the state website goes for them.
Unfortunately we can’t see the original WPTV story because it has been taken down. We can’t evaluate the story thoroughly.
But it appears from what we’ve been told by friends that WPTV misled the viewing public about Chipotle, at least in regard to any reference they made to the ones in West Boca. If inspections matter to you, Chipotle is a good place to eat.

Please note that we do not eat at Chipotle. We know others like it but their food is not to our taste. We prefer Lime Fresh in Shadowood and before that opened we went to Tijuana Flats in Mission Bay.

Glades Road Night Paving Starts Tuesday

night-paving
We previously reported that the Glades Road repaving project (Gladesmageddon as we called it) was to start last week. But the April 27 start date came and went. A couple days ago the electronic signs changes and now we have a new start date on Tuesday, May 5th, and a change to “night paving.”
to-begin
We spoke to the county’s Adam Faustini, Assistant Director of “Road and Bridge.” He told us that the project was delayed by rain that slowed prior projects. The shift to night paving was a result of vehicle counts.
The night paving will start at roughly 8 pm most nights, though that may be just getting things in order and the real work may not get going until 9 pm. They expect to cut off work around 6 am most mornings.
Mr. Faustini did not expect any total road closures. There will be single lane closures which means both directions should generally remain open, with rare exceptions possible. The plan is to have a moving train of miller (ripping up the old pavement) and paver (laying new pavement), doing one lane at a time. Flag men will divert traffic as necessary.
We originally reported on the Glades and Cain repaving projects back in March.
Faustini mentioned another project on Camino Real but that appears to be east of Federal Highway.

Chipotle Delivery?

Image from Google
Chipotle in Westwinds of Boca; Image from Google

The Chipotle chain of restaurants is testing delivery, as reported by the New York Times, USA Today and others.
So far this is going on only in major cities. Cost will range from $4.99 up to $7.99 depending on distance. They’re working with a company called Postmates, which currently has delivery in only three places in Florida, all in Miami-Dade.
Screen Shot 2015-04-24 at 2.47.23 PM
They will apparently make sure they are going to use the best eld devices to track their drivers hours like they do with their food suppliers to make sure they aren’t driving for too long.

We called our local Chipotle in Westwinds of Boca on 441 just south of Glades Road. Their manager was aware of the test. She said it’s not here yet and she did not have any more information.

Glades-mageddon Starts Monday

glades1
We previously reported on two repaving projects on Cain Blvd. and Glades Road. The Cain project appears to be done, though it looks like they need to finish painting the lines.
Glades Road is up next.
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The work on Cain caused significant traffic problems. We saw some long backups on Glades Road waiting to turn onto Cain, and readers reported problems getting to Eagles Landing Middle School and Sunrise Park Elementary.
The Glades Road project is bigger so we expect even more traffic problems. Below is a Google Maps rendition of that section of road along with some possible escape routes:

Red lines show where roadwork will take place on Glades. Purple lines show possible escape routes. Map data from Google.
Red lines show where roadwork will take place on Glades. Purple lines show possible escape routes. Map data from Google.

If you’re on the far west end of Glades or Palmetto Park, you’ll generally want to take Palmetto Park while this project is ongoing. Riverside Drive and Ponderosa are good ways to get there from Glades. If you’re going south you can continue on Ponderosa down to Judge Winikoff and get out to 441 from there.
Going north we still think Palmetto Park is the best way out, but there is one other alternative. You can go through South County Regional Park to get to Cain and Yamato. It’s normally slow going through the park so this should only be a last resort.
We expect the Glades Road project will take a few weeks.

Casa Tequila Coming to Glades Road

Update: See our review of Casa Tequila.
IMG_7243.JPG
West Boca is experiencing a Mexican Renaissance. The latest development is the soon-to-open Casa Tequila in the space that formerly housed Italian restaurant Campagnolo. It’s on the south side of Glades west of Boca Rio. There’s no sign on the front yet.
The company was formed in July. We stopped by and talked briefly with owner Salvador, who hopes to open this coming Tuesday. He let us take the interior photo at top, but they’re still working.
We previously covered the new Blue Agave on 441 in Parkland, which is a similar sit-down restaurant with comparable pricing.
In the last year or so West Boca has added Tijuana Flats in Mission Bay (where we had lunch today), and a Lime Fresh will open in Shadowood in 2015. And of course there’s Chipotle in the Westwinds plaza.


The owner sent us images of the menu:
casa-tequila-menu1
casa-tequila-menu-2

Rollover Accident on Glades: Photos and Eyewitness Account

For most web browsers, clicking on any photo in this article will bring up a larger image.
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Around 2:30 pm today we were notified of an accident on Glades Road at Ponderosa, and we headed over. We spoke to an eyewitness, Andrew Setzer of Margate. He reported that the white commercial vehicle was headed northbound on Ponderosa, crossing Glades. There were two vehicles headed westbound. The one in the left lane saw the white vehicle and slowed to avoid it. It appeared that the woman driving the black car did not see it, as perhaps her view was blocked by the vehicle to her left.
accident-wide
The black car “T-boned” into the white commercial vehicle, causing it to roll onto its side. As Mr. Setzer saw it, the white vehicle failed to yield right of way and the black car was not traveling at an excessive speed.
The intersection of Glades and Ponderosa is about 1.5 miles west of 441:

In the photo below you can see the dent in the side of the white commercial vehicle on its right (top) side.
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The black car sustained extensive damage as can be seen in the photos below:
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The woman driving the black car was taken by an ambulance soon after we arrived. You can see her on a stretcher in the photo below:
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The driver of the white vehicle, marked with “Universal Blinds & Shutters, Inc.,” was also taken by ambulance later on. Here he is on a stretcher. Please note that with both we made an effort not to show their faces in this article.
man-stretcher
We are happy to report that neither of the drivers appeared to be critically injured. Both appeared to be conscious and communicating with Fire Rescue workers.
The Fire Rescue crew was active on the scene. We saw them taking care of some kind of fluid spill in the roadway:
roll-spill
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As usual you can click on any photos in this article to see a larger version.
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