Summary of our Position
- Protect Siesta Key, Inc. opposes the proposed changes to our protective policies in the Comprehensive Plan.
- We urge the County Commission to reject moving forward with the amendments due to legal, environmental, and policy conflicts.
Primary Concerns
- Violates the Comprehensive Plan by increasing intensity and density of development on Siesta Key.
- Disregards zoning intent established since 1975 to phase out nonconforming uses.
- No demonstrated need or demand from property owners for voluntary demolition and rebuilds.
- Undermines equal protection by favoring voluntary demolitions over disaster rebuilds.
- May legitimize illegal density created post-1975 through loopholes or misinterpretation.
Legal and Policy Conflicts
- Conflicts with existing zoning and UDC provisions regarding nonconformities
- Violates Comprehensive Plan goals and policies, including:
- Environmental Goal 4 – protection/restoration of coastal systems.
- Coastal Policy 1.2.1 – limits on development in high-risk coastal areas.
- FLU Policy 1.2.6 & FLU Goal 2 – restrict intensification in Hurricane Evacuation Zones A & B.
- Policy 2.9.1 – requires conformance to 1989 zoning for rebuilds.
Practical and Community Impacts
- Increased costs for property owners, potentially pricing out current condo/timeshare holders.
- Benefits large investor corporations, not individual owners (e.g., 550 Golden Gate Point).
- Increases impervious surfaces, potentially worsening flood risks.
- Creates taller and denser structures, reducing light, air, and visual openness.
- No support from the community, including the Siesta Key Condominium Council.
Zoning and Density Issues
- New ordinance language conflicts with current UDC standards and definitions.
- Uses flawed density verification methods
- Unclear rebuild guidelines create confusion
Constitutional Concerns
- Unequal treatment of property owners may violate the 14th Amendment.
- Voluntarily demolished structures would face fewer restrictions than disaster-damaged ones.
Recommendations to County Commissioners
- Reject moving forward with the proposed Comprehensive Plan amendments!
- Focus staff resources on hurricane recovery issues including:
- Review the Post Disaster Redevelopment Plan.
- Review the “Expedited” permitting process.
Link to PSK position paper
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