The meeting began with a detailed examination of Senate Bill 180, which has sparked widespread concern among local officials due to its restrictive influence on land use authority. Interim City Attorney Gavin Owens explained how the bill, originally intended to assist post-hurricane rebuilding efforts, contains a controversial clause that prevents local governments from enacting more regulations than those existing before the hurricanes. This provision, retroactive to August 2024 and expiring in October 2027, has been a point of contention, as it allows citizens to challenge local regulations they deem excessively restrictive. Owens cited examples from Orange County and Windemir, where local ordinances were invalidated under the bill’s stipulations, highlighting its potential impact on tree protection and other community standards. He mentioned ongoing lawsuits from local governments challenging the bill’s constitutionality, arguing it infringes on home rule and imposes unfunded mandates.

Focus then shifted to the redevelopment of Treasure Island’s central business district, following its demolition in 2023. The existing redevelopment plan, established in 2009, was criticized for its ineffectiveness, prompting proposals to vacate the restrictive plan in favor of inviting property owners to share their visions for development. This approach aims to foster collaboration between the city and developers, emphasizing negotiation over prescriptive city-imposed restrictions. Discussions highlighted the importance of engaging property owners and developers.

The redevelopment discussion also touched upon the Thunderbird project, a development opportunity that has been met with community interest. The proposed development involves constructing approximately 181 rooms with adequate parking, sparking a broader conversation about density and height perceptions. Some expressed that allowing for more height could enhance green space and improve Gulf views.

Commissioners discussed how PDs could allow for negotiation and flexibility in terms of height and density, underlining the need for a strategic approach to ensure that developments align with community interests. Concerns were raised about the “canyon effect” of buildings too close to roads, with suggestions for negotiating building heights to allow for setbacks and open spaces at street level, thereby creating a more pleasant streetscape.

Community Redevelopment Agencies (CRAs) were also a topic of discussion, with skepticism about their feasibility given Treasure Island’s high property values. Past attempts to establish CRAs in nearby areas like St. Pete Beach faced resistance, as they were deemed unsuitable for such designations. Despite these challenges, there was consensus on the need for collaboration with the county and developers to facilitate development without solely relying on CRAs.

Public comments reiterated the meeting’s themes, with residents and business owners emphasizing the need for a PD process to facilitate progress. Speakers highlighted challenges in securing development funding and the perceived stagnation of redevelopment efforts since downtown redevelopment plans were approved in 2014. Business owners shared frustrations about the city’s restrictive regulations and complex permitting processes, which they argued deter development and hinder progress.