The proposed parking lot, positioned in the PRMU core zoning district, ignited a vigorous exchange concerning its status as a permitted principal use under existing zoning laws. Legal representatives for the petitioner, Pirate Square LLC, argued that the lot’s use as a parking facility aligns with land development regulations, asserting that local governments have limited discretion once all legal conditions are satisfied. The petitioner’s advocate criticized the staff for allegedly overstepping by requiring additional compliance with the comprehensive plan’s objectives, which he deemed unnecessary for a permitted use.

The staff maintained that while the site plan meets technical requirements for layout, landscaping, and drainage, it does not align with the city’s comprehensive plan, which emphasizes pedestrian-friendly, mixed-use development. The staff’s report discouraged the placement of parking lots on 107th Avenue, citing a vision for increased pedestrian activity and mixed-use spaces that the proposed lot does not fulfill. This clash over interpretation of zoning laws highlighted significant differences in understanding zoning regulations and their implications for future development on Treasure Island.

In addition to zoning discussions, the topic of multimodal impact fees was a focal point. With the fees designated for transportation improvements across the county, the agency explored the necessity to revise Treasure Island’s existing fee structure to reflect current development demands and ensure compliance with updated state laws. The proposed ordinance would allow the city to collect fees for new developments, thereby contributing to infrastructure enhancements. However, concerns were raised about the fairness and potential financial burden of these fees on developers and existing residents. The ordinance’s financial implications were debated, particularly how the collected fees would be divided between the city and county and their impact on local projects.

Members expressed that the existing codes are outdated and hinder development, urging for a review to better align with contemporary urban planning principles. The idea of creating “paper districts” to facilitate mixed-use redevelopment in underdeveloped areas was also floated, emphasizing the need for a flexible approach to zoning that accommodates the city’s growth while preserving its character.

In the context of development, the board also discussed the revitalization of the Thunderbird hotel, which plans to replace its existing structure with a new hotel without increasing the number of units. This project highlights the city’s ongoing efforts to balance redevelopment with maintaining historical and aesthetic continuity, as reflected in conversations about preserving iconic signage like the Thunderbird sign. The preservation of such signs was debated as part of a proposed ordinance to safeguard vintage elements contributing to Treasure Island’s unique identity.

The discussions reflected broader challenges faced by coastal communities in managing growth and infrastructure demands amidst environmental and economic pressures.