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Madeira proposes density increase
By WAYNE AYERS
| Article published on Tuesday, Oct. 13, 2009 |
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MADEIRA BEACH – The city’s tourist-based economy has suffered greatly in recent years, as thousands of hotel rooms have been lost to condo development.
A major portion of the blame can be placed on density restrictions that have fostered condo development at the expense of tourist accommodations, according to City Manager W.D. Higginbotham Jr.
A plan to lure hotel developers back to the city through changes in density requirements was presented by Higginbotham at the Board of Commissioners Oct. 6 workshop. The commissioners needed little convincing to endorse the effort.
Empty storefronts along Madeira Way just steps from City Hall, and elsewhere in town, are an every day reminder of the tourism losses.
Higginbotham’s plan, which is adapted from density standards set by the Pinellas Planning Council, would increase densities in areas currently zoned to allow tourist accommodations to 100 units per acre for parcels up to 3 acres, and 125 units for larger properties.
That is the number needed for a property to be attractive for hotel development, Higginbotham explained. Current zoning permits 60 units per acre in the designated zones.
Higginbotham said his proposal is similar in concept to the Beach by Design Plan adopted by the city of Clearwater. That program has been touted for its success in bringing new major hotel developments to Clearwater Beach. The Clearwater plan allows up to 210 units per acre, and involves a complex pool arrangement, which would require hiring of a land use consultant to implement.
The plan Higginbotham is recommending for Madeira Beach would, in his words, be “a simple thing to do.” An ordinance change and commission approval would be needed, along with the concurrence of the PPC.
Higginbotham stressed the increased densities would not be imposed across the board, but only permitted at the request of property owners.
Lifting current limitations in building heights was not addressed, although Higginbotham suggested that the issue could be looked at on an individual basis.
With the density changes, “the city may be able to attract major hotels here,” Community Development Director Paula Cohen predicted.
Indeed, there has already been interest expressed by developers in certain properties, Higginbotham indicated. He mentioned 140th Street on the beach side, the Dagostino property at John’s Pass, four vacant parcels on Pelican Lane, and the former Santa Madeira restaurant property on the bay off the causeway.
“We are getting close,” Higginbotham said. “There has been some interest, and we need to get ahead of the curve and set out parameters.”
Commission members were supportive of the increased density plan.
“If you want hotels, we need to cooperate in that direction,” Mayor Pat Shontz told the commission.
Commissioner Steve Kochick said the city’s main objective should be to get hotels back in the city.
Developer Peter Donnantuoni said he had been frustrated with Madeira Beach in the past, but indicated he saw positives in the new approach.
“If you really want development, make it easy,” Donnantuoni said. “The developer will look for the quickest way to get (his project) built, so you’ve got to be competitive.”
With the commission’s OK, Higginbotham said he would contact the Pinellas Planning Council right away on the plan “and see if they will go along.”
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Article published on Tuesday, Oct. 13, 2009
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