The focal point of the meeting was the proposed comprehensive planned future land use map amendment for properties at Harbor Court and Bonita Street. The amendment aimed to change the future land use designation from Marina to pedestrian commercial for 450 Harbor Court and from mixed residential to pedestrian commercial for several other properties. This sparked a debate as the property, which had been impacted by a hurricane leading to the loss of buildings and beds, was being considered for redevelopment. The project was viewed as a potential $200 million investment, but some members voiced concerns about neighborhood compatibility, traffic congestion, and alignment with the town’s comprehensive plan.

Despite the property owner’s advocacy for mixed-use development and the benefits it could bring to the downtown district, the staff report recommended denial. The staff cited discrepancies with the comprehensive plan and concerns over neighborhood compatibility. The property owner’s vision entailed creating public access to the Bayfront and integrating the property into the downtown area’s revitalization effort. However, the debate extended to the responsibility of making a land use designation change without a concrete plan for future development.

Public comments were largely against the proposed change, with residents worried about the increase in traffic, noise, and the shift from a boating to a resort community. Some residents were concerned about the use of residential streets for private delivery entrances and the disruption it could cause. The community’s return on investment was also questioned, particularly with the reliance on tourism and the changes it might bring to the island’s character.

The applicant acknowledged the community’s feedback, emphasizing that the proposed project was still under review by staff and contingent on the land use change. The meeting facilitator sought to clarify the process, distinguishing between the future land use change and the actual development proposal. The applicant emphasized the importance of a favorable recommendation for the project to move forward.

Further discussions involved the potential rezoning impact on the neighborhood and the downtown area. Ultimately, a motion to recommend approval for the petition did not pass, leading to a subsequent motion to deny the request for the future land use map change.

Additionally, the meeting touched on various other topics, including the approval of a special exception to reconstruct a landscape wall on Estero Boulevard. The wall was to be rebuilt following storm damage, with the board unanimously approving the request with conditions. Another variance request on Carlos Circle was discussed to build a larger two-story home on a non-conforming lot, but the meeting did not conclude this discussion.

The agency also debated an ordinance amending the downtown building stories from two to three for properties fronting Time Square and Bayfront pedestrian plazas. Some members questioned the clarity of involving stories instead of specifying a height limit. Despite concerns about eliminating the stories, the motion to approve the change was passed.

Other items of discussion included the facilitation of redevelopment in the Commercial Boulevard zoning district, potential inconsistencies in future land use categories, and the role of temporary uses like food trucks in emergency situations. The Agency unanimously approved an ordinance regarding emergency temporary uses after a public hearing with no comments.