The property at 12409 Gulf Boulevard was at the center of a discussion on variances. The applicant requested approval for two variances: one permitting a swimming pool in the front yard and another to reduce the minimum side yard setback for a new single-family home. The planning and zoning board evaluated the request against city regulations, with staff recommending denial of both variances, arguing that the property did not possess unique conditions that warranted deviation from the code. Despite this, the variance for the pool was approved, contingent on specific conditions such as fencing requirements to ensure safety, while the setback reduction was denied due to insufficient evidence of hardship.

Throughout the debate, the historical context of the property and its non-conformance with modern zoning laws were emphasized, including its platted status since 1924. The applicant’s legal representation highlighted regulatory challenges, citing cases like Snyder v. Brevard County and Dade County v. Pepper, which underscore the quasi-judicial nature of zoning decisions and the impact of eminent domain. Concerns were raised about the pool’s potential impact on the neighborhood’s character and safety, particularly its proximity to a pedestrian crosswalk. The discussion also touched on the broader implications of granting such variances for future developments.

Additionally, the meeting addressed larger redevelopment issues in Treasure Island, particularly concerning RFH50 zoning and planned development (PD) districts. A representative from Hillward Henderson explained the potential for RFH50 zoning to serve as a catalyst for redevelopment, emphasizing the necessity of development agreements to oversee density increases and ensure compatibility with the comprehensive plan. The RFH50 zoning was characterized as a “faster vehicle” for initiating projects, though it requires adherence to a process similar to rezoning.

The prospect of increasing density caps was debated, with the current tourism density cap of 22 units per acre deemed inadequate for viable hotel operations. The commission members expressed the need for a catalyst project to stimulate growth and revitalization, particularly in the downtown area, which has faced challenges due to outdated land use regulations.

Parking emerged as a issue, with discussions highlighting the high costs associated with vertical parking solutions, which can impact development viability. The commission acknowledged the necessity of revisiting existing codes to facilitate more practical and economically feasible development approaches.

The meeting also included a focus on improving local infrastructure, with a motion to replace the existing terrain modification manual with a new drainage manual. This change aims to simplify regulations while aligning with best practices, making it easier for homeowners and builders to navigate. The commission discussed the importance of ensuring that new constructions are accompanied by comprehensive drainage plans, particularly concerning seawall modifications and the potential for flooding.

Public comments during the meeting included representatives from the Club of Treasure Island presenting plans for a new high-end facility, emphasizing community benefits and the need for development following hurricane impacts. Discussions also touched on the Thunderbird Beach Resort’s redevelopment plans, focusing on enhancing food and beverage options while ensuring adequate parking and accessibility.