FYI

SRIA rejects further regulations on Condo-hotels BY LISA NEWELL Gulf Breeze News lisa@gulfbreezenews.com

The Santa Rosa Island Authority rejected on a 3-0 vote, a proposal to further limit condo hotel size and amenities at its March 8 committee meeting.
At issue was whether to require 90 percent of new condo/hotel units to be under 500 square feet, and limit the number of amenities in the condo hotels.
The SRIA's motive in proposing the rule was to prevent condo/hotels from being made so large they could eventually accommodate a long term resident, effectively shutting out the tourist trade.

"The present requirement of the Escambia County Land Development Code is that 90 percent of the units have to average 500 sq. ft. or less. Ten percent of the units can be any size and can only be owner occupied for two weeks in any calendar year," said Mary Bolman, SRIA staff member.

Representatives from many of the Island's development firms addressed the board, telling them that imposing limits would be a mistake.
Jeff Townsend, representing Julian MacQueen's Innisfree Corporation, said that limits such as the one the SRIA was proposing would eliminate at least 12 mostly all suite franchises from investing on Pensacola Beach. Townsend said these suites average 650 square feet per unit, depending on the locality.

Mal Williams, co-owner of the demolished Five Flags Inn, told the board that the regulation would place an unfair burden on the hotelier.
"I urge you not to place any regulation on us that would keep us from being competitive or limit the type of franchises that we can talk to," Williams said.
Williams' partner, Baker Clark, said his research showed that one one of 62 counties imposed size limits on condo/hotels.

"Escambia County," Clark said. "One county, Franklin, has a drafted ordinance with a 750 sq. ft. limit but no limit on stay. Escambia County is about to get out of the loop with the whole state if we adopt this regulation."

Joe Endry of JME Real Estate said the real competition lies outside the area.
"Our real competition is Destin, Biloxi, Gulfport ... putting restrictions on the size of the units would be a huge mistake," Endry said.

The issue will be brought up again at the April 5 meeting for final approval.

FYI

SRIA debates condo hotel limitations BY LISA NEWELL Gulf Breeze News lisa@gulfbreezenews.com
While the Santa Rosa Island Authority debates imposing a square footage limit on any new condominium hotel units built on Pensacola Beach, developers claim size regulations limit the ir economic opportunies.
Pensacola Beach reached its limit on condominiums and many developers are proposing condo-hotels to supplement existing hotel rooms.
The SRIA’s proposed regulation limits any future condominium hotels to build 90 percent of the units at less than 500 square feet and 10 percent at over 500 square feet, limit the amenities in the units and limit the length of stay to prevent people from taking up residence in the units.
At issue is making available a blend of condominiums and hotels to attract a diverse mixture of tourists and encourage patronage at island restaurants and shops. Those who stay in condominiums tend to visit the grocery store and cook in their units rather than visit area hotels.
Although many hoteliers claim the proposed condo hotel units will be limited to two weeks’ stay by the owner, SRIA attorney Matt Dannheisser told the board that under Florida law, an owner cannot be required to make a unit available for rental.
In some South Florida communities, condominiums intended to be rental units are becoming second homes as the population ages and desires to retire to sunny Florida.
Currently there are 12 hotel leases on Pensacola Beach, but many of those operating as hotels were demolished due to hurricane damage. Now, some of the property owners want to rebuild as condominiums to provide capital at the front end of the project.
Baker Clark, owner of the Five Flags Inn property, told SRIA members that the term “condominum hotels” refers to the method of financing the projects with individual owners.
Clark said that limiting the size of and amenities in the condo hotels will limit choices by investors and potential development. He said investors will compare Pensacola Beach investment options with those in Orange Beach, Destin and other surrounding areas.
Clark said for example, the Best Western hotel chain requires a 3.5 c.f. refrigerator and a 1.3 c.f. microwave in each unit.
Roger Wiegner of Surf and Sand Realty, the firm marketing the tower addition to the Hilton Garden Inn, said price point is what drives the majority of investors for condo hotels in the tower. He pointed to comparable developments in Las Vegas, Fort Lauderdale and Biloxi that have units ranging from 611 square feet to 1,657 square feet.
“They are preselling a fully equipped unit with no restriction on the length of stay,” Wiegner said.
Richard McAlpin, owner of the Comfort Inn on Pensacola Beach, said traveling families demand larger accommodations such as those available in larger condo hotels.
“Hotel financining is tough, and it’s doubly tough on the island,” McAlpin said. Condominium financing a more feasible option, he said.
Julian MacQueen, owner of Innisfree Hotels and one of the developers of many proposed beach projects, said the policy as it is written would eliminate several major hotel chains, including Staybridge, Candlewood, Marriott Residence Inn, Homewood Suites, Hawthorne Suites and Summerfield Suites.
MacQueen told the board that rising land costs will limit future growth on the island.
The SRIA’s goal is to attract storm term visitors who will visit restaurants and shops and contribute to the bed tax.
The SRIA board decided to
revisit the matter in a future meeting. limitations

Viewpoint by Victoria Clarkin

Pensacola New JournalPublished - November, 12, 2005
Just say 'no' to beach zoning change

Victoria Clarkin

Joe Endry, a member of the Santa Rosa Island Authority appointed "Redefine Pensacola Beach" committee, said it so clearly at a September meeting: "The precedent to go from medium to high density was set in 1991."
The Clarion Hotel is currently zoned medium density. But if the Island Authority recommends the first of such a change in 14 years, its owners can sell the Clarion to a developer for more money. Maybe a lot more money. Maybe more than most of us can fathom.
I have never begrudged anyone making money, and I don't really want to now. And, really, does anyone care about another maximum-density high rise on Pensacola Beach? What does this change mean anyway?
Well, the new "hybrid" condominium hotel Clarion could grow from 86 to 216 units. According to Monte Blews, it would "change the character of the beach." Blews recently shared the "pressures" from developers after hurricanes. He also stated there is a plan, and the plan has worked well.
The Pensacola Beach Land Utilization Plan was adopted in 1988 and is under attack today. If this zoning change is granted, the flood gate will be open. What possible developer wouldn't want to make more money? Who wouldn't ask for the variance for maximum density? And the plan, held up for the last 14 years, would have a new precedent.
Endry also stated in the September meeting that "the Clarion zoning issue has not been a hot item." But wishful thinking does not make it so. When the Clarion issue first came up for public hearing months ago, 50 to 100 people who prefer a plan, who prefer lower density, who aren't making money off the deal, and who love Pensacola Beach less cluttered, came to speak in opposition. The Pensacola Beach Preservation and Historic Society brought an online petition with more than 600 comments and signatures against the high rise. Find the petition at http://www.pensacolabeach/ history.com and read the heart-felt pleas not to pave paradise.
The Island Authority and Escambia County commissioners can and just may ignore the voice of the majority. They did at the last public hearing. The Island Authority board chose to let the pro-Clarion group speak but did not allow opposition to be heard. It did not allow the petition to be presented or the voices of the signers to be considered.
The Preservation and Historic Society went back to the Clarion public hearing this week with even more signatures and asked the board to "just say no." If necessary, we will be at Thursday's County Commission meeting to do the same.
If you love Pensacola Beach or even just care a little, contact your county commissioner. Tell them no zoning change for Clarion. Do something to help save the beach from over development. Please.
Victoria Clarkin is president of the Pensacola Beach Preservation and Historical Society.

emails to SRIA

Some emails sent to SRIA, names have been removed !!


Why won't the Island Authority listen to what the citizens of Escambia County
want in regards to development on the Beach? Most of us want the Beach for
family use and do not want any more development. Why does the SRIA represent
business interests that limit the availablity of the Island? The Beach should
not be exploited for financial gain!


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Dear SRIA Staff and Board,
Please do not grant a zoning change for the Clarion high rise. The 1988
Land Use Plan should be recognized until such time a new plan is developed and
presented to the public for review. Such a zoning variance has not been allowed
since 1991. It is imperative you do not give in to this developer now. It will
open the gate to many more such changes. I'm sure the folks who are current
owners of Clarion are nice people and want to make a larger profit. But not at
the expense of throwing the current guidelines out the window. Please hold the
line. Let's not throw our particular kind of paradise away. Most of the
residents, county residents and tourists do not want this high rise. Only a
handful want it.
I tell my children not to ever throw a piece of trash out the window and
they say, so what, one piece of trash will not hurt anything. But as more trash
is thrown, it begins to pile up. Even my 5 year old understands this concept.
Its not OK to approve even one variance for a medium to maxium density high
rise. It will ruin everything. Hold the line. We all love this beach.



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We have been visiting Pensacola Beach every year since I was a child. I've
seen what overdevelopment has done to Gulf Shores, Destin and Panama City. We
do not want to visit a place where the high rise buildings block the view and
the sun. It's bad enough that the Boardwalk stores which we loved to shop at
and spent a considerable amount of money in, are now going to be replaced by the
Portofino plaza. Please keep the atmosphere of the island intact by not
allowing it to be wall to wall high rises. If people want that then let them go
to Destin. On another tangent, It's pretty sad the first thing you see when
you arrive on the Island is a destroyed Palace junk shop. Get the owners to
either tear it down or fix it up. It has been over a year!!!! Thanks for
listening and I truly love Pensacola Beach!!!!!!


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Let it stop NOW! Save the beaches for everyone, not just the rich! NO MORE
HIGH-RISES!


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This, again, is a reminder that I am TOTALLY AGAINST the variance that would
allow a change in the zoning for the Clarion. Pensacola Beach has more than
enough High Rise buildings. I do not want to see another Panama City or Destin
made out of our PENSACOLA BEACH! That is why I signed the partition and why I am
not sending you this email. I can not be at the last meeting, because of a
business trip, but believe me...I AM AGAINST ANY VARIANCES IN THE ZONING TO
ALLOW MORE HIGH DENSITY HIGH RIST BUILDINGS! DO NOT ALLOW DEVELOPERS TO OVERTAKE
OUR BEACH! Keep the zoning as it is!


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I have been coming to Pensacola Beach for 13 years now. I come because of the
community feel that this area has to it. If you allow more high rises to be
built, this area will no long feel like the second "home" I've become used
to. It will begin to look like Destin. Please, I emplore you, oppose this
rezoning request. I know my vacation dollars are a tiny drop in the bucket for
your area but they're $1500 every year that I'll begin to take someplace else
if you start allowing these monstrosities to be built.


--------------------------------------------------------------------------------



Dear SRIA Staff and Board,
Please do not grant a zoning change for the Clarion high rise. The 1988
Land Use Plan should be recognized until such time a new plan is developed and
presented to the public for review. Such a zoning variance has not been allowed
since 1991. It is imperative you do not give in to this developer now. It will
open the gate to many more such changes. I'm sure the folks who are current
owners of Clarion are nice people and want to make a larger profit. But not at
the expense of throwing the current guidelines out the window. Please hold the
line. Let's not throw our particular kind of paradise away. Most of the
residents, county residents and tourists do not want this high rise. Only a
handful want it.
I tell my children not to ever throw a piece of trash out the window and
they say, so what, one piece of trash will not hurt anything. But as more trash
is thrown, it begins to pile up. Even my 5 year old understands this concept.
Its not OK to approve even one variance for a medium to maxium density high
rise. It will ruin everything. Hold the line. We all love this beach.







--------------------------------------------------------------------------------
If you put high rises out at P'cola Beach, not only are you destroying the
natural beauty of the Beaches, but you are going to be stopping people from
every where and future generations from enjoying those beaches....They do make
great hunks of debis when Hurricanes come through...which also contaminates the
gulf when the storms are doing their worse....Leave the beaches to their natural
beauty....DON'T CONTAMINATE


--------------------------------------------------------------------------------
We are natives of Pensacola and we have lived in other cities such as
Clearwater, FL and know the direct effect on what high rises do to beaches. We
do not want the High Rises and over-developement on our beaches! Please, don't
distroy our beaches with such things? Thank you.




------------------------------------------------------------------------------
Dear SRIA members,
Please do not allow any more high rises on Pensacola Beach! It is just a jewel
of a place and it will be spoiled beyone belief if you let another giant be
built. Our family has been going to Pensacola Beach for generations and if it
just becomes another high rise haven, we will just have to move down to Okaloosa
Island, where they have height restrictions. Please, please don't spoil one of
the most beautiful places in America.


--------------------------------------------------------------------------------


Please do not allow Pensacola Beach to become another Panama City or Destin. The
beauty of Pensacola Beach lies partly in the absence of high rises. I visit PB
several times a year. I could go else where but I choose PB because of its
character. Please don't allow it to be ruined in the name of progress or the
pursuit of the almighty dollar.


--------------------------------------------------------------------------------


Stop the Hi-Rises! We don't want another Destin or Perdido Key here!!!

Redefine panel presents report

Redefine panel presents report BY LISA NEWELL Gulf Breeze News lisa@gulfbreezenews.com After Ivan destroyed many homes and buildings on Pensacola Beach last September, the Santa Rosa Island Authority was faced with the task of rebuilding the beach, and decided to empower a panel to make recommendations on the direction the rebuilding process should take. Rather than reach a consensus on whether the beach should be a busy entertainment center focusing on tourism , keep its residential flair, or find a balance between the two options, the Committee to Redefine Pensacola Beach often dissolved into lengthy discussions about the condo cap and disputed the number of hotel rooms in a proposed building, the rooms’ square footage and even whether a condo/hotel should contain a stove. However, last week the committee ended its duties, agreeing to submit a summary report to the Santa Rosa Island Authority that called, in essence, for more planning. Monsignor Luke Hunt made many attempts to bring the panel back around to the task at hand, and he was assisted by vice chairman Jim Cox. The summary report states that developing a long-range plan for the island is beyond the scope of the committee, and asks that the Santa Rosa Island Authority revisit a 2003 study called “Vision 2010 and Beyond,” which was done by the Whitman Center at the University of West Florida. The panel pointed out the need for developing an architectural style or theme, especially within the central core area; enhancing pedestrian access in the core area; and adding parking spaces. The report calls for the island to retain the residential building cap of 4,128 units to preserve the beach from rampant growth that is occurring on other Gulf Coast communities. Additionally, the report: ¦ Calls for the beach to be included in Escambia County’s long range planning process ¦ Recommends hiring consultants to lead a planning process now while rebuilding is underway ¦ Asks SRIA to establish architectural and building material guidelines for single family homes ¦ Calls for revisiting the zoning plan that was established 17 years ago, including rezoning areas to reflect the low-density development on lots zoned for higher density. ¦ Suggests keeping hotel zoning approvals on a case-bycase basis, and collecting impact fees when zoning changes are granted. ¦ Calls for building hotels with convention facilities to improve year-round tourism. Members of the panel were Scott Amberson, Larry Fox, Kirk Newkirk, Jim Reeves, Casey Trout, Joe Endry, Julian MacQueen, Stan Potts and Robert Rinke.

What is the future of Pensacola Beach? Redefine Committee tackles density issue again B. J. Davis/Gulf Breeze News Hurricane damage is still evident at Clarion Suites. Zoning issues are stalling redevelopment.

Mark Clabaugh/Gulf Breeze News At left, dune restoration continues on Pensacola Beach providing well-needed, extra protection from Gulf waves and surge. Last Monday’s meeting of the Santa Rosa Island Authority’s Committee to Redefine Pensacola Beach sounded like a jack hammer, with the Clarion issue being pounded over and over and over again, but don’t blame it all on the committee. During the previous week’s SRIA full board meeting, Redefine Committee chair, Monsignor Luke Hunt was given new marching orders. “I got the distinct impression that the board was not pleased with us to say the least,” he began. “I think that perhaps their disappointment was that one of the reasons they formed this committee was the Clarion issue and three times we have failed as a committee to make a recommendation other than to leave things as they are so I think that may have been the genesis of their disappointment.” Clarion property owner and Redefine Committee member, Joe Endry, offered his explanation of why the Island Authority’s board might be unhappy with the committee’s performance to date. “When it comes to this business about rezoning property from medium density to higher density that’s been done before,” he said. “The Best Western property was medium density. Back in 1991, it was increased to high density. The precedent is there to change property from one density to another, so it has to be more than just the issue of the Clarion. “I think they probably would like to have our input on the increasing of medium densities in general on the beach because it fits in with the future of Pensacola Beach.” Committee vice chair, Jim Cox responded, “The 1988 Comprehensive Land Use Plan has given pretty good guidance for the beach for the past 17 years with a mixture of residential, condos, commercial enterprises. We’re a very different beach than all our competitors east and west of us, in part because of the last 17 years, with a couple of zoning variances like you say, that we made. It has held up extremely well. “It is time for a fresh view, but that fresh view requires a much more extensive planning process with a lot more input in terms of forums and so forth in the community, similar to the process they went through 17 years ago to get that document and that goes beyond this committee’s scope.” Portofino developer and committee member, Robert Rinke, added, “I think that we can make recommendations that we want the beach to be geared toward eco-tourism. We want the aesthetics to be much better. And that the Island Authority should hire professional architects to ensure that will happen, to be sure they use stronger hurricane codes, ensure proper plat ting and approved materials. “I think we looked at all of that, but to make zoning changes on the beach after 17 years, I think we need professionals in here to re-plan the beach, get the traffic people involved, people who do this professionally. None of us is qualified to change the level of this beach. It doesn’t need to happen at this level.” When asked, SRIA staff confirmed that only one property, the Best Western, had been granted a change from medium to high density and that they had only increased to 30 units per acre, not a special exception asking for 50 units per acre as the Clarion is Endry countered that SRIA staff had recommended the change requested by the Clarion and that it was not a controversial issue to his knowledge. “The folks that don’t want to see a high rise out here, it’s going to be a high rise…it may not be as high, but it’s going to be a high rise,” he said. Still, other committee members reminded him that three separate motions on the Clarion failed, confirming that it was a complex request. Victoria Clarkin, president of the Pensacola Beach Preservation and Historical Society, has attended the Redefine Committee meetings and spoke on the Clarion matter. Clarkin told the group that she was bothered by comments made that the Clarion was not controversial, reminding them that “there was a public hearing and we had almost 50 people that came and were opposed. “The Clarion presented its case. I also had brought a petition that had over 750 signatures against any more high rises, variances and that kind of thing.” With the prospect of the Island participating in a long-range planning process that might take up to a year to complete, committee member Stan Potts commented, “There are 84 people (Clarion property owners) who are hung out there on a limb. Do they need to wait for another year before they decide what they can do with their own property?” Joel Asmar, president of the Sunray Village Owner’s Association (doing business as The Clarion Suites), also addressed the committee. “It’s not really practical to develop an 86unit hotel any more. The owners don’t have enough money to rebuild. We have to get a developer partner to come in. We’ll actually have to wait until a rezoning goes through. You just don’t see any examples of smaller complexes... along the Gulf Coast.” Peter Gram, also a property owner at the Clarion, added, “If you’re going to maintain the flavor of the beach and still have the economic development that you’re going to need to go ahead and pay for services and infrastructure then you want to go ahead and have the concentration in the core area. Every other property in that area is already high density.” Ultimately, the committee agreed that they “could not reach a consensus recommendation for the SRIA” regarding the Clarion, However, in a summary report being drafted for the Island Authority that evening, the Redefine Committee will recommend the SRIA “not grant blanket changes in zoning (e.g. from medium density to high density) for hotel sites. Additionally, the committee will recommend “the SRIA give consideration to requests for ‘special exemptions’ to increase the number of units allowed to the maximum permissible within the current zoning classification (e.g. up to 20 units per acre for medium density sites, and up to 50 units per acre for high density sites).”

Hurricane devastation provides opportunity for beach-wide architectural design standards Residents' opinions on Island architecture sought By Julie B. Connerley Gulf Breeze News Julie B. Connerley/ Gulf Breeze News With much of the beach destroyed by hurricanes, the Committee to Redefine Pensacola Beach sees an opportunity to define future architectural design. The Santa Rosa Island Authority's Committee to Redefine Pensacola Beach wants to involve commercial and residential leaseholders in the decision-making process to design the architectural look for the "future Pensacola Beach." Guest speaker for the August 15 meeting was John Tice, the SRIA's architectural advisor. Jim Cox, vice-chairman, acted as facilitator during chairman Monsignor Luke Hunt's absence. Also absent were members Scott Amberson, Kirk Newkirk, Jim Reeves, and Robert Rinke. Tice Cox began the meeting by noting that architectural design has become one of the "hot issues" since first being mentioned in the Visioning Process for Pensacola Beach, commonly known as Vision 2010, as a design element for the Island's central business core. Most recently, the SRIA board discussed the matter when a homeowner sought approval for his request for a building variance. At that time, the board suggested having the Committee to Redefine Pensacola Beach include architectural matters. SRIA Environmental and Developmental Services Department administrative assistant, Sue Smith provided committee members with an overview of the process for building requests. When asked what authority the SRIA has to impose new requirements, for either materials or aesthetics on older neighborhoods, Smith replied, "none." Newer subdivisions do have their own covenants and restrictions. Tice, added, "However, back in the early 1990s, there were guidelines established as an incentive for people wanting to buy older, smaller beach homes as their primary residences, but who wanted to add on to them. "We created some guidelines that if they would enhance the property with visual landscaping and use recommended color schemes, then we would relax certain setback requirements and allow them to expand up to certain percentages." Smith continued, "Another condition was that whatever finish was used on the expanded exterior would be carried over onto the original structure so that the entire property was visually pleasing." Tice also told the committee that the idea of architectural restrictions was discussed several years ago "but received so much flak because there were so many constituencies out here that it was quickly dropped. Now, the pendulum has swung back and perhaps we might want to impose some stricter control for aesthetics appeal. "As far as the building materials go, what controls that is the current Florida Building Codes. Out here we are under very specific design guidelines and that determines the materials you should use for structural integrity, wind load requirements, how they are attached, etc." Tice summarized, "The issue that is driving this is the aesthetic issue, so the question is what are you trying to control?" He explained that architects are not required for aesthetics but for liability, that is, to certify to the wind load requirements. Most people hire a structural engineer for that portion of the plans, then hire a home designer for the rest of the plans. Therefore, requiring an architect to sign off on all building plans (as was previously suggested at a SRIA board meeting) would not necessarily solve the problem. On the other hand, Tice noted that an architect prepared the Dome of a Home plans but aesthetically, that design did not visually meet the expectations of some people on the Island. "The problem is," he concluded, "the expectation is not defined. The issue will not go away until you define what the guidelines are and get agreement on that. If you ask me, what you need to do is to establish guidelines first, instead of creating a process thing." Committee members discussed the various methods of gathering data to establish the guidelines, especially given the fact that they are constantly reminded that their committee has "zero budget." Jeff Townsend admitted he was just "thinking outside the box" but was willing to go on record as suggesting that if each of the members of the committee put up something to get the process going, then they would have funds to start working with. Nobody jumped outside the box. Several methods for obtaining information about architectural preferences were discussed. The ideas ran from zero cost to thousands -asking Escambia County for assistance to hiring a consultant, such as those hired by other beach communities who created vision plans. Inexpensive suggestions included mailing survey forms to Pensacola Beach residents followed by public meetings, and asking beach residents with "expertise" to volunteer their services. One committee member even suggested a sub-committee of architectural experts to assist them with survey questions. Members Stan Potts and Larry Fox were staunchly vocal about the need to involve the beach community especially the 500 or so homeowners whose homes were demolished and will have to be completely rebuilt. "Including the ideas of the stakeholders involved in the plan will go a long way toward getting a consensus rather than having something forced upon them. Having input from the residents is the only way it's going to be successful in my opinion," Potts said. "Especially since anybody rebuilding on the Island is going to be putting hundreds of thousands of dollars into their property and they want to preserve their values just like everybody else," added Fox. When asked who he would recommend as a sub-group of experts to help the committee launch the architectural design preference survey, Tice suggested David Bailey, Director, City of Pensacola Community Redevelopment Agency, and Dr. Wynn Teasley, Executive Director, Whitman Center for Public Service at the University of West Florida. Since Teasley authored the Visioning Process for Pensacola Beach, he is already familiar with the Island, its issues and its residents. Following a trend established in other unique communities, the Whitman Center's report recommended looking at developing an architectural style or theme, especially within the central core beach area, through stronger regulations. "While there may not be an immediate change of appearance, with stronger guidelines or regulations in place," Teasley said, "over the next ten or more years, those guidelines will be reflected in the appearance of the beach and will enhance its sense of place and location." The committee ultimately made a motion to ask the SRIA board to approve a subcommittee to begin the process of developing a survey to be distributed to Island residents regarding their preferences for architectural styles. Included in the motion was a request to have Dr. Teasley be facilitator, if he is willing and available, for this subcommittee. Teasley will be asked to attend the next Committee to Redefine Pensacola Beach meeting, August 29, beginning one-half hour earlier, at 5:00 p.m., at the Island Authority offices.